35 Library Ave Unit 6J · Westhampton Beach, NY 11978

$598,000

1 bd · 1.0 ba · 600 sqft · Condo · 34 Days on market

Built 1964 $997/sqft · at area comps Est $603k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turn key one bedroom, first Floor unit in the Beautiful and Private Harbour House within walking distance to everything Westhampton Beach has to offer. Entry foyer leads to Beautiful White waterfall countertop kitchen with all white appliances, spacious living room, sliders to large deck overlooking the water The heated community pool serves as a gathering space for residents. Maintenance cost includes Heat, Water, Boat Slip, Real Estate Taxes and Property Maintenance. Community Laundry Room on Premises. The Perfect Year Round Getaway or your Perfect Forever Home, Additional information: Appearance:excellent,Interior Features:Efficiency Kitchen

Key facts

• Partly bulkheaded
• 1st floor co-op
• 2 parking spots

Tags

• 1ST FLOOR CO-OP
• PARTLY BULKHEADED

Property features AI

Finance

• HOA & community: Community boat dock; Landscaped grounds; Community pool; Snow removal provided; Trash service provided

Exterior

• Parking: Assigned parking in a parking lot (2 spaces total); No carport
• Utilities: Public sewer; Electricity available; Cable available
• Home design: Stock cooperative; Entry at level 1
• Construction: Frame construction
• Exterior features: Frame construction; Waterfront property; In-ground pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom located on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Wall/window air conditioning units
• Interior features: First-floor bedroom; Galley-style kitchen; Finished full basement; No attic
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $598k.

Deal economics

• At list price, monthly cash flow is $6k ($67k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $598k).
• Recommended offer: $580k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 112 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $167k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($580k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $32k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $520k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $580,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.15% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.11%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $603,416
• List price: $598,000
• Delta: -0.90%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 5.06×
• Total profit: $679,960
• Equity at exit: $538,726

10-year hold

• IRR: 48.6%
• Equity multiple: 11.30×
• Total profit: $1,725,095
• Equity at exit: $1,161,782

Cash invested: $167,440 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $12,846 medium
• Mortgage (P&I): −$3,136
• Tax est. 1.5%: −$748 /mo · $8,970/yr
• Insurance: −$249
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,698
• Net cashflow: $5,555

Break-even live

Break-even rent $5,814

Max offer price $598,000

Occupancy floor 52%

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: $149,500
• Closing costs: $17,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Main St Westhampton Beach, NY	2.0	1.0	632	$10,000	$15.82	18d	1	0.69mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	7d	2	0.92mi
274 Dune Rd Unit 9 Westhampton Beach, NY	1.0	1.0	506	$10,500	$20.75	21d	1	0.99mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	10d	1	0.99mi
274 Dune Rd #6 Westhampton Beach, NY	1.0	1.0	565	$5,000	$8.85	43d	1	0.99mi
16 Bishop Ave Westhampton, NY	1.0	1.0	600	$3,100	$5.17	24d	1	1.25mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $598,000 Active 34 DOM
2. 2026-06-17
   days on market $598,000 Active 33 DOM
3. 2026-06-16
   days on market $598,000 Active 32 DOM
4. 2026-06-15
   days on market $598,000 Active 31 DOM
5. 2026-06-13
   days on market $598,000 Active 29 DOM
6. 2026-06-09
   days on market $598,000 Active 25 DOM
7. 2026-06-08
   days on market $598,000 Active 24 DOM
8. 2026-06-07
   days on market $598,000 Active 23 DOM
9. 2026-06-04
   days on market $598,000 Active 20 DOM
10. 2026-06-03
    days on market $598,000 Active 19 DOM
11. 2026-06-02
    days on market $598,000 Active 18 DOM
12. 2026-06-01
    days on market $598,000 Active 17 DOM
13. 2026-06-01
    price $598,000 Active 16 DOM
14. 2026-05-31
    days on market $630,000 Active 16 DOM
15. 2026-05-14
    listed $630,000 Active 760-char remark
16. 2024-11-08
    soldstatus $520,000 Closed 658-char remark

    Show marketing remark (658 chars)

    Turn key one bedroom, first Floor unit in the Beautiful and Private Harbour House within walking distance to everything Westhampton Beach has to offer. Entry foyer leads to Beautiful White waterfall countertop kitchen with all white appliances, spacious living room, sliders to large deck overlooking the water The heated community pool serves as a gathering space for residents. Maintenance cost includes Heat, Water, Boat Slip, Real Estate Taxes and Property Maintenance. Community Laundry Room on Premises. The Perfect Year Round Getaway or your Perfect Forever Home, Additional information: Appearance:excellent,Interior Features:Efficiency Kitchen

17. 2024-09-30
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Turn key one bedroom, first Floor unit in the Beautiful and Private Harbour House within walking distance to everything Westhampton Beach has to offer. Entry foyer leads to Beautiful White waterfall countertop kitchen with all white appliances, spacious living room, sliders to large deck overlooking the water The heated community pool serves as a gathering space for residents. Maintenance cost includes Heat, Water, Boat Slip, Real Estate Taxes and Property Maintenance. Community Laundry Room on Premises. The Perfect Year Round Getaway or your Perfect Forever Home, Additional information: Appearance:excellent,Interior Features:Efficiency Kitchen

18. 2024-08-20
    listed $539,000 Active 658-char remark

    Show marketing remark (658 chars)

    Turn key one bedroom, first Floor unit in the Beautiful and Private Harbour House within walking distance to everything Westhampton Beach has to offer. Entry foyer leads to Beautiful White waterfall countertop kitchen with all white appliances, spacious living room, sliders to large deck overlooking the water The heated community pool serves as a gathering space for residents. Maintenance cost includes Heat, Water, Boat Slip, Real Estate Taxes and Property Maintenance. Community Laundry Room on Premises. The Perfect Year Round Getaway or your Perfect Forever Home, Additional information: Appearance:excellent,Interior Features:Efficiency Kitchen

19. 2021-03-16
    soldstatus $390,000 Closed

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

20. 2020-12-04
    status Pending

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

21. 2020-09-04
    status Active

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

22. 2020-09-04
    price $399,000

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

23. 2020-09-03
    historical

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

24. 2019-09-03
    listed $429,000 New

    Show marketing remark (441 chars)

    Beautifully renovated 1st floor unit with large deck overlooking water. Open floor plan with kitchen, living room with sliders to private deck, bedroom and bathroom. Community pool as well as Deeded Docking rights for a boat up to 28' Maintenance costs listed are paid quarterly and includes gas heat, water, boat slip and real estate taxes. A laundry room on premises and open year round. No pets., Additional information: Appearance:mint

25. 2015-01-07
    soldstatus $249,000 Closed
26. 2015-01-07
    soldstatus $249,000
27. 2014-10-03
    status Under Contract
28. 2014-07-03
    price $275,000 Price Change
29. 2013-09-01
    price $299,000 Price Change
30. 2013-07-10
    listed $319,000 New
31. 2013-07-10
    listed $275,000
32. 2013-06-30
    historical
33. 2013-05-21
    listed $319,000
34. 2013-05-15
    historical
35. 2012-12-15
    listed $339,000
36. 2012-10-31
    historical
37. 2012-01-31
    listed $349,000

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $154,147
• − Mortgage interest: −$33,497
• − Property taxes: −$8,970
• − Insurance: −$8,515
• − Repairs & maintenance: −$12,332
• − Management: −$12,332
• − Depreciation: −$17,396
• Taxable income: $61,105
• Est. tax owed @ 24.0%: −$14,665
• After-tax cash flow: $51,994/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 Beach

• Score: 64/100
• State rank: #740
• US rank: #14093

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 Beach, NY
• County: Suffolk County · 679,920 people
• City population: 4,705
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 13.02%
• Current HPI: 460.3964
• 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

+71.3% since first listed

24 events — show timeline

• 2026-05-31 Price Changed $598,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-08 Sold (MLS) $520,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-20 Listed $539,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-16 Sold (MLS) $390,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-09-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-09-04 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-09-03 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2015-01-07 Sold (MLS) $249,000 MLSLI
• 2015-01-07 Sold (MLS) $249,000 OneKey® MLS as Distributed by MLS Grid
• 2014-10-03 Pending — MLSLI
• 2014-07-03 Price Changed $275,000 MLSLI
• 2013-09-01 Price Changed $299,000 MLSLI
• 2013-07-10 Listed $319,000 MLSLI
• 2013-07-10 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-05-21 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-12-15 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-31 Listed $349,000 OneKey® MLS as Distributed by MLS Grid