39 Kimberly Dr #39 · Westhampton, NY 11977

$1,350,000

3 bd · 2.5 ba · 2,500 sqft · Condo · 145 Days on market

Built 2010 Good condition $540/sqft · 5% above area Est $1282k · 5% over $91/mo HOA

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +9.0/10.0
• Schools +6.6/10.0
• ARV discount +5.1/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Experience luxurious, easy resort-style living at Westhampton Pines, one of the Hamptons’ most sought-after gated 55+ communities. This beautifully maintained, move-in-ready home offers an inviting open layout designed for both comfort and entertaining. This stunning turnkey residence, ideally located just seconds from the community’s exceptional amenities, features a sun-filled living and dining area with a gas fireplace. The fully equipped chef’s kitchen offers granite countertops, an oversized island, stainless steel appliances, and a second gas fireplace—perfect for both everyday living and entertaining. A versatile bonus room provides flexible space ideal for a home office, den, or additional guest accommodations. The spacious primary suite includes a walk-in closet and private ensuite bath, complemented by additional baths, a separate laundry room, and refined custom trim details throughout. The spacious, full-sized lower level features 10 ft ceiling heights and offers an exceptional opportunity to create the ultimate lower -level living space. Outdoor living is equally appealing with a private patio and double awnings overlooking a peaceful wooded preserve. Additional conveniences include a two-car garage with epoxy flooring, central vacuum, security system, and backup generator. Residents enjoy a full-service lifestyle with access to an elegant clubhouse, indoor and outdoor heated pools, spa, fitness center, tennis and pickleball courts, bocce, billiards, card rooms, scenic walking and hiking trails, and 24-hour security—all just minutes from Westhampton Beach’s pristine ocean beaches, dining, and shopping.

Key facts

• Gas fireplace
• Granite countertops
• Oversized island

Tags

• SUN-FILLED LIVING AREA
• GAS FIREPLACE
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $1.35M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.35M).
• Recommended offer: $1.19M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 9.0% in Westhampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D+, amenities 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.
• Market conditions: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $18,861/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 $128k of equity ($9k loan paydown + $119k 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 $378k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$206k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,188,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,281,590
• List price: $1,350,000
• Delta: 5.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 3.59×
• Total profit: $977,592
• Equity at exit: $1,102,378

10-year hold

• IRR: 30.8%
• Equity multiple: 7.84×
• Total profit: $2,584,555
• Equity at exit: $2,265,766

Cash invested: $378,000 (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: 66
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $18,861 medium
• Mortgage (P&I): −$7,080
• Tax est. 1.5%: −$1,688 /mo · $20,250/yr
• Insurance: −$562
• HOA: −$91
• Vacancy / Maint / Mgmt: −$3,961
• Net cashflow: $5,479

Break-even live

Break-even rent $11,925

Max offer price $1,350,000

Occupancy floor 66%

Sensitivity live

Price	-10% $6,412	-5% $5,946	+0% $5,479	+5% $5,013	+10% $4,546
Rent	-10% $3,989	-5% $4,734	+0% $5,479	+5% $6,224	+10% $6,969
Rate	-1.0pp $6,159	-0.5pp $5,823	base $5,479	+0.5pp $5,130	+1.0pp $4,774

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.76mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.99mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	6d	1	1.14mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	23d	1	1.22mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	0d	1	1.28mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	1.31mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	44d	1	1.32mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	1.44mi

HOA detail condo

• Monthly dues: $91 · $1,092/yr
• Likely covers: gaspoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $1,350,000 Active 145 DOM
2. 2026-06-18
   days on market $1,350,000 Active 142 DOM
3. 2026-06-17
   days on market $1,350,000 Active 141 DOM
4. 2026-06-16
   days on market $1,350,000 Active 140 DOM
5. 2026-06-15
   days on market $1,350,000 Active 139 DOM
6. 2026-06-13
   pricedays on market $1,350,000 Active 137 DOM
7. 2026-06-09
   days on market $1,495,000 Active 133 DOM
8. 2026-06-08
   days on market $1,495,000 Active 132 DOM
9. 2026-06-07
   days on market $1,495,000 Active 131 DOM
10. 2026-06-04
    days on market $1,495,000 Active 128 DOM
11. 2026-06-03
    days on market $1,495,000 Active 127 DOM
12. 2026-06-02
    days on market $1,495,000 Active 126 DOM
13. 2026-06-01
    days on market $1,495,000 Active 125 DOM
14. 2026-05-31
    days on market $1,495,000 Active 124 DOM
15. 2026-01-27
    listed $1,495,000 Active 1682-char remark

    Show marketing remark (1682 chars)

    Experience luxurious, easy resort-style living at Westhampton Pines, one of the Hamptons’ most sought-after gated 55+ communities. This beautifully maintained, move-in-ready home offers an inviting open layout designed for both comfort and entertaining. This stunning turnkey residence, ideally located just seconds from the community’s exceptional amenities, features a sun-filled living and dining area with a gas fireplace. The fully equipped chef’s kitchen offers granite countertops, an oversized island, stainless steel appliances, and a second gas fireplace—perfect for both everyday living and entertaining. A versatile bonus room provides flexible space ideal for a home office, den, or additional guest accommodations. The spacious primary suite includes a walk-in closet and private ensuite bath, complemented by additional baths, a separate laundry room, and refined custom trim details throughout. The spacious, full-sized lower level features 10 ft ceiling heights and offers an exceptional opportunity to create the ultimate lower -level living space. Outdoor living is equally appealing with a private patio and double awnings overlooking a peaceful wooded preserve. Additional conveniences include a two-car garage with epoxy flooring, central vacuum, security system, and backup generator. Residents enjoy a full-service lifestyle with access to an elegant clubhouse, indoor and outdoor heated pools, spa, fitness center, tennis and pickleball courts, bocce, billiards, card rooms, scenic walking and hiking trails, and 24-hour security—all just minutes from Westhampton Beach’s pristine ocean beaches, dining, and shopping.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 20 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: $226,328
• − Mortgage interest: −$75,621
• − Property taxes: −$20,250
• − Insurance: −$6,750
• − Repairs & maintenance: −$18,106
• − Management: −$18,106
• − HOA: −$1,092
• − Depreciation: −$39,273
• Taxable income: $47,130
• Est. tax owed @ 24.0%: −$11,311
• After-tax cash flow: $54,442/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 None rehab

This move-in-ready condo in Westhampton Pines offers a luxurious resort-style living experience with modern amenities and a prime location.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim bushes — improves landscaping
• Both update flooring — modernizes and increases value
• Both update kitchen appliances — modernizes and increases value
• Both update bathrooms — modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim bushes — improves landscaping ↑
• Both update flooring — modernizes and increases value ↑
• Both update kitchen appliances — modernizes and increases value ↑
• Both update bathrooms — modernizes and increases value ↑

ⓘ 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

1 event — show timeline

• 2026-01-27 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid