48A Sea Gate Ave · Westhampton, NY 11977

$1,245,000

3 bd · 2.5 ba · 1,974 sqft · SingleFamily · 33 Days on market

Built 1988 Good condition 0.28 ac lot $631/sqft · 16% below area Est $1477k · 16% under ↓ 8% since listing

---

Why this score? — see what drove the A+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Nestled on a private . 28 acre lot bordering open farmland, this beautifully maintained and thoughtfully expanded Cape offers a rare blend of tranquility, privacy, and convenience in sought-after Westhampton. Located just 2.7 miles from Westhampton Beach Village’s Main Street, this serene retreat delivers the perfect Hamptons lifestyle. Spanning 2,000+/- square feet across two levels, the home is thoughtfully designed to invite natural light into every corner, and offer comfortable, easy living. Upon entry, you’re welcomed by an open-concept living and dining area, where custom built-in cabinetry enhances both style and functionality. The inviting living room is centered around

Key facts

• Private lot
• Open concept living
• Sliding glass doors

Tags

• PRIVATE LOT
• OPEN FARMLAND
• OPEN CONCEPT LIVING
• CUSTOM BUILT-IN CABINETRY
• WOOD-BURNING FIREPLACE
• SLIDING GLASS DOORS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool sewer; Electricity connected; Water connected
• Home design: Single-family residence; Property faces unspecified direction
• Construction: Frame construction; Full walk-out basement
• Exterior features: Awning(s); Back yard; Landscaped grounds; Private lot; Sprinklers in front and rear; Near shops; Near school

Interior

• Kitchen: Dishwasher; Gas range; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: First-floor bedroom included
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating (oil); Central air conditioning; Wood-burning fireplace
• Interior features: First-floor bedroom; Central vacuum; Marble counters; Open floorplan; Master bedroom on main level; Recessed lighting; Patio
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 9.0% in Westhampton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#969 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 63 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $18,952/mo this rent would consume 150% of the median local household income ($151k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $118k of equity ($9k loan paydown + $110k appreciation (8.8% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $349k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$190k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,207,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $1,477,333
• List price: $1,245,000
• Delta: -15.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Columbia Ave	0.22mi	3/2.0	1,700 (-14%)	1mo	$975,000	$574	64
6 Wintergreen Ln	0.63mi	3/2.0	1,947 (-1%)	3mo	$1,200,000	$616	64
138A Montauk Hwy	0.71mi	4/2.5 (+1)	1,995 (+1%)	2mo	$1,300,000	$652	58
84 Montauk Hwy	0.37mi	4/4.0 (+1)	2,100 (+6%)	7mo	$1,686,000	$803	55
81 Lakeside Ln	0.55mi	4/3.0 (+1)	2,027 (+3%)	11mo	$1,455,000	$718	54
12 Summit Blvd	0.39mi	3/2.0	2,200 (+11%)	10mo	$901,000	$410	53
18 North Quarter Rd	0.42mi	4/3.0 (+1)	2,100 (+6%)	15mo	$1,450,000	$690	50
15 Baycrest Ave	0.68mi	4/2.0 (+1)	1,800 (-9%)	22mo	$1,050,000	$583	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.83×
• Total profit: $985,275
• Equity at exit: $1,016,637

10-year hold

• IRR: 34.0%
• Equity multiple: 8.36×
• Total profit: $2,564,158
• Equity at exit: $2,089,540

Cash invested: $348,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11977

• Home prices YoY: 2.3%
• Active inventory: 63
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $18,952 medium
• Mortgage (P&I): −$6,529
• Tax est. 1.5%: −$1,556 /mo · $18,675/yr
• Insurance: −$519
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,980
• Net cashflow: $6,368

Break-even live

Break-even rent $10,891

Max offer price $1,245,000

Occupancy floor 61%

Sensitivity live

Price	-10% $7,229	-5% $6,798	+0% $6,368	+5% $5,938	+10% $5,508
Rent	-10% $4,871	-5% $5,620	+0% $6,368	+5% $7,117	+10% $7,865
Rate	-1.0pp $6,995	-0.5pp $6,685	base $6,368	+0.5pp $6,046	+1.0pp $5,717

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $311,250
• Closing costs: $37,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	17d	1	0.39mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	0.56mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.63mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.63mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.69mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	44d	1	0.71mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	0d	1	0.87mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	1.19mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	44d	1	1.22mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	1.28mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	25d	1	1.41mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	4d	1	1.42mi

Listing history 16 events

1. 2026-06-17
   status $1,245,000 Pending 33 DOM
2. 2026-06-16
   days on market $1,245,000 Active 33 DOM
3. 2026-06-15
   days on market $1,245,000 Active 32 DOM
4. 2026-06-13
   days on market $1,245,000 Active 30 DOM
5. 2026-06-09
   days on market $1,245,000 Active 26 DOM
6. 2026-06-08
   days on market $1,245,000 Active 25 DOM
7. 2026-06-07
   days on market $1,245,000 Active 24 DOM
8. 2026-06-04
   days on market $1,245,000 Active 21 DOM
9. 2026-06-03
   days on market $1,245,000 Active 20 DOM
10. 2026-06-02
    days on market $1,245,000 Active 19 DOM
11. 2026-06-01
    days on market $1,245,000 Active 18 DOM
12. 2026-05-31
    days on market $1,245,000 Active 17 DOM
13. 2026-04-20
    listed $1,245,000 Active 2489-char remark
14. 2025-09-08
    price $1,250,000
15. 2025-07-29
    price $1,295,000
16. 2025-04-28
    listed $1,350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $227,423
• − Mortgage interest: −$69,739
• − Property taxes: −$18,675
• − Insurance: −$6,225
• − Repairs & maintenance: −$18,194
• − Management: −$18,194
• − Depreciation: −$36,218
• Taxable income: $60,178
• Est. tax owed @ 24.0%: −$14,443
• After-tax cash flow: $61,975/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and thoughtfully expanded Cape Cod home offers a serene retreat with a private .28-acre lot and a beautiful pool. It is located just 2.7 miles from Westhampton Beach Village's Main Street, making it an ideal Hamptons lifestyle property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Pool maintenance and cleaning — A clean and well-maintained pool can be a significant selling point for both resale and rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Pool maintenance and cleaning — A clean and well-maintained pool can be a significant selling point for both resale and rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Westhampton

• Score: 60/100
• State rank: #969
• US rank: #18972

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westhampton, NY
• County: Suffolk County · 679,920 people
• City population: 2,843
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 2,843
• Household income: $151,375
• Rent vs Own: 6.0% rent · 94.0% own
• Severe rent burden: 14.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Asian 3% Two or more races 2%
• Common ancestry: Scotch-Irish 3% Romanian 3% Subsaharan African 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 4% Korean 2%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.82%
• Current HPI: 391.8868
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-7.8% since first listed

5 events — show timeline

• 2026-06-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $1,245,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid