5 Wood Hollow Dr · Westhampton, NY 11977

$1,349,000

3 bd · 2.0 ba · 2,171 sqft · SingleFamily public records · 136 Days on market

Built 2002 0.50 ac lot $621/sqft · 10% below area Est $1504k · 10% under $10/mo HOA ↓ 46% since listing

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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 +12.1/15.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +9.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 5 Wood Hollow Drive, a beautifully maintained home in the sought-after Mill Pond development. This large spacious 3-bedroom, 2-bath residence offers a very comfortable living space with room to spare, and hardwood floors throughout the main living areas. A formal foyer welcomes you into elegant living and dining spaces, perfect for entertaining. The well-appointed kitchen opens to a cozy great room and includes a sun-filled eat-in area with sliding doors leading to a spacious patio—ideal for indoor-outdoor living. The primary bedroom features an ensuite bath and a walk-in closet, creating a private retreat. Two additional bedrooms and a full hall bath provide ample space for guests, or a home office. Additional highlights include a separate laundry room with a washer and dryer less than one year old, a full basement with an egress window and cedar closet offering endless possibilities, and an attached two-car garage. Outside, enjoy a generous backyard ready for you to create your own personal oasis.

Key facts

• Formal foyer
• Cozy great room
• Spacious patio

Tags

• HARDWOOD FLOORS
• FORMAL FOYER
• WELL-APPOINTED KITCHEN
• COZY GREAT ROOM
• SUN-FILLED EAT-IN AREA
• SPACIOUS PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $7k ($80k/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 12.3% vs local median 9.1% 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-, 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: 63 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $18,822/mo this rent would consume 149% 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 136 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,187,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,503,704
• List price: $1,349,000
• Delta: -10.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138A Montauk Hwy	0.18mi	4/2.5 (+1)	1,995 (-8%)	2mo	$1,300,000	$652	69
79 Jagger Ln	0.44mi	3/2.0	2,041 (-6%)	0mo	$1,760,000	$862	69
12 Summit Blvd	0.54mi	3/2.0	2,200 (+1%)	10mo	$901,000	$410	64
15 Windwood Ct	0.46mi	3/3.0	2,072 (-5%)	6mo	$1,485,000	$717	62
18 North Quarter Rd	0.25mi	4/3.0 (+1)	2,100 (-3%)	15mo	$1,450,000	$690	61
21 Windwood Ct	0.39mi	4/2.5 (+1)	2,006 (-8%)	5mo	$1,350,000	$673	58
6 Wintergreen Ln	0.54mi	3/2.0	1,947 (-10%)	3mo	$1,200,000	$616	55
84 Montauk Hwy	0.61mi	4/4.0 (+1)	2,100 (-3%)	7mo	$1,686,000	$803	47
57 Jagger Ln	0.71mi	4/3.0 (+1)	2,366 (+9%)	12mo	$1,350,000	$571	33

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: 38.2%
• Equity multiple: 3.79×
• Total profit: $1,053,906
• Equity at exit: $1,101,561

10-year hold

• IRR: 33.5%
• Equity multiple: 8.27×
• Total profit: $2,746,807
• Equity at exit: $2,264,088

Cash invested: $377,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $18,822 medium
• Mortgage (P&I): −$7,074
• Tax from tax record: −$526 /mo · $6,312/yr
• Insurance: −$562
• HOA: −$10
• Vacancy / Maint / Mgmt: −$3,953
• Net cashflow: $6,697

Break-even live

Break-even rent $10,345

Max offer price $1,349,000

Occupancy floor 59%

Sensitivity live

Price	-10% $7,461	-5% $7,079	+0% $6,697	+5% $6,315	+10% $5,933
Rent	-10% $5,210	-5% $5,953	+0% $6,697	+5% $7,440	+10% $8,184
Rate	-1.0pp $7,376	-0.5pp $7,040	base $6,697	+0.5pp $6,347	+1.0pp $5,992

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: $337,250
• Closing costs: $40,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.23mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	17d	1	0.25mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	0.52mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	0.62mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	1.14mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	1.26mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	44d	1	1.31mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-18
   days on market $1,349,000 Active 136 DOM
2. 2026-06-17
   pricedays on market $1,349,000 Active 135 DOM
3. 2026-06-16
   days on market $1,449,000 Active 134 DOM
4. 2026-06-15
   days on market $1,449,000 Active 133 DOM
5. 2026-06-13
   days on market $1,449,000 Active 131 DOM
6. 2026-06-10
   price $1,449,000 Active 127 DOM
7. 2026-06-09
   days on market $1,499,000 Active 127 DOM
8. 2026-06-08
   days on market $1,499,000 Active 126 DOM
9. 2026-06-07
   days on market $1,499,000 Active 125 DOM
10. 2026-06-04
    days on market $1,499,000 Active 122 DOM
11. 2026-06-03
    days on market $1,499,000 Active 121 DOM
12. 2026-06-02
    days on market $1,499,000 Active 120 DOM
13. 2026-06-01
    days on market $1,499,000 Active 119 DOM
14. 2026-05-31
    days on market $1,499,000 Active 118 DOM
15. 2026-01-12
    listed $1,595,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Welcome to 5 Wood Hollow Drive, a beautifully maintained home in the sought-after Mill Pond development. This large spacious 3-bedroom, 2-bath residence offers a very comfortable living space with room to spare, and hardwood floors throughout the main living areas. A formal foyer welcomes you into elegant living and dining spaces, perfect for entertaining. The well-appointed kitchen opens to a cozy great room and includes a sun-filled eat-in area with sliding doors leading to a spacious patio—ideal for indoor-outdoor living. The primary bedroom features an ensuite bath and a walk-in closet, creating a private retreat. Two additional bedrooms and a full hall bath provide ample space for guests, or a home office. Additional highlights include a separate laundry room with a washer and dryer less than one year old, a full basement with an egress window and cedar closet offering endless possibilities, and an attached two-car garage. Outside, enjoy a generous backyard ready for you to create your own personal oasis.

16. 1997-12-12
    soldstatus $2,930,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,312 · $526/mo
• Projected year-2 tax: $14,555 · $1,213/mo
• Expected delta: +$8,243/yr (+$687/mo · 130.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $225,863
• − Mortgage interest: −$75,565
• − Property taxes: −$6,312
• − Insurance: −$6,745
• − Repairs & maintenance: −$18,069
• − Management: −$18,069
• − HOA: −$120
• − Depreciation: −$39,244
• Taxable income: $61,739
• Est. tax owed @ 24.0%: −$14,817
• After-tax cash flow: $65,545/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.

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

-45.6% since first listed

2 events — show timeline

• 2026-01-12 Listed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 1997-12-12 Sold (Public Records) $2,930,000 Public Records

Property tax history

+0.8%/yr

Latest (2022): $6,312 · +0.0% YoY. Source: county tax records.