52 Brushy Neck Ln · Westhampton, NY 11977

$1,899,000

5 bd · 3.5 ba · 5,174 sqft · SingleFamily public records · 150 Days on market

Built 2008 1.02 ac lot $367/sqft · 44% below area Est $3376k · 44% under

---

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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +7.8/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Now fully refreshed, vacant, and ready for immediate showings, this Westhampton estate is being reintroduced to the market with renewed appeal. Blending Victorian charm with modern luxury, the residence offers over 5,100 sq ft of finished living space, plus an additional unfinished bonus room and walk-out lower level that bring the total potential to nearly 7,000 sq ft. Set on 1.02 acres south of Montauk Highway, the home features Brazilian cherry floors with maple inlays, intricate millwork, and five fireplaces. The chef’s kitchen is equipped with propane cooking, dual dishwashers, premium appliances, and a wood-burning stove that doubles as a pizza oven. A first-floor guest suite, f

Key facts

• Dual dishwashers
• Propane cooking
• Five fireplaces

Tags

• BRAZILIAN CHERRY FLOORS
• FIVE FIREPLACES
• CHEF'S KITCHEN
• PROPANE COOKING
• DUAL DISHWASHERS
• WOOD-BURNING STOVE

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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-, 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: 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $181k of equity ($13k loan paydown + $168k 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 $532k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$290k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $251k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $595k; list at $1.90M implies a 219% gain — meaningful room to come down on a strong offer.

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 $1,671,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $3,376,074
• List price: $1,899,000
• Delta: -43.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Montauk Hwy	0.39mi	4/6.5 (-1)	5,200 (+0%)	3mo	$2,575,000	$495	62
15 Summit Blvd	0.69mi	6/5.5 (+1)	5,097 (-2%)	17mo	$2,250,000	$441	38
1 Brushy Neck Ln	0.62mi	6/6.5 (+1)	4,500 (-13%)	4mo	$4,295,000	$954	29
34 Jagger Ln	0.61mi	5/7.5	4,600 (-11%)	14mo	$3,930,000	$854	26

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: 34.3%
• Equity multiple: 3.53×
• Total profit: $1,347,171
• Equity at exit: $1,550,678

10-year hold

• IRR: 30.1%
• Equity multiple: 7.72×
• Total profit: $3,572,866
• Equity at exit: $3,187,178

Cash invested: $531,720 (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: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $24,309 medium
• Mortgage (P&I): −$9,959
• Tax from tax record: −$1,172 /mo · $14,067/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,105
• Net cashflow: $7,282

Break-even live

Break-even rent $15,091

Max offer price $1,899,000

Occupancy floor 65%

Sensitivity live

Price	-10% $8,357	-5% $7,819	+0% $7,282	+5% $6,744	+10% $6,207
Rent	-10% $5,361	-5% $6,322	+0% $7,282	+5% $8,242	+10% $9,202
Rate	-1.0pp $8,238	-0.5pp $7,765	base $7,282	+0.5pp $6,790	+1.0pp $6,289

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: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	23d	1	0.18mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	0d	1	0.47mi
35 Hollow Ln Westhampton, NY	5.0	3.5	3500	$22,000	$6.29	0d	1	0.51mi
6 Bay Meadow Ln Westhampton, NY	6.0	5.0	3500	$40,000	$11.43	45d	1	0.86mi
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	45d	1	1.08mi

Listing history 41 events

1. 2026-06-21
   statusdays on market $1,899,000 Pending 150 DOM
2. 2026-06-18
   days on market $1,899,000 Active 148 DOM
3. 2026-06-17
   days on market $1,899,000 Active 147 DOM
4. 2026-06-16
   days on market $1,899,000 Active 146 DOM
5. 2026-06-15
   days on market $1,899,000 Active 145 DOM
6. 2026-06-13
   days on market $1,899,000 Active 143 DOM
7. 2026-06-09
   days on market $1,899,000 Active 139 DOM
8. 2026-06-08
   days on market $1,899,000 Active 138 DOM
9. 2026-06-07
   days on market $1,899,000 Active 137 DOM
10. 2026-06-04
    days on market $1,899,000 Active 134 DOM
11. 2026-06-03
    days on market $1,899,000 Active 133 DOM
12. 2026-06-02
    days on market $1,899,000 Active 132 DOM
13. 2026-06-01
    days on market $1,899,000 Active 131 DOM
14. 2026-05-31
    days on market $1,899,000 Active 130 DOM
15. 2026-05-16
    historical
16. 2026-05-07
    price $1,899,000
17. 2026-04-17
    price $1,949,000
18. 2026-03-24
    price $1,995,000
19. 2026-01-15
    listed $2,150,000 Active
20. 2026-01-02
    historical
21. 2025-12-20
    price $2,175,000
22. 2025-11-23
    price $2,249,000
23. 2025-08-29
    listed $2,299,000 Active
24. 2025-04-15
    listed $2,650,000 Active
25. 2025-03-03
    price $1,980,000
26. 2025-03-02
    listed $19,800,000 Active
27. 2025-02-27
    status Active
28. 2025-02-24
    status Pending
29. 2025-02-02
    price $1,999,000
30. 2025-01-28
    listed $2,295,000 Active
31. 2024-11-17
    listed $2,295,000 Active
32. 2024-10-29
    historical
33. 2024-08-16
    price $1,899,000
34. 2024-07-29
    historical
35. 2024-07-29
    listed $2,100,000 Active
36. 2024-01-13
    price $2,100,000
37. 2023-11-20
    listed $2,550,000 Active
38. 2021-03-19
    historical
39. 2020-09-29
    listed $2,100,000 Active
40. 2004-08-09
    soldstatus $595,000
41. 1987-12-02
    soldstatus $192,500

ⓘ 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: $14,067 · $1,172/mo
• Projected year-2 tax: $23,080 · $1,923/mo
• Expected delta: +$9,013/yr (+$751/mo · 64.1%)

ⓘ 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 ≥91°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: $291,704
• − Mortgage interest: −$106,374
• − Property taxes: −$14,067
• − Insurance: −$9,495
• − Repairs & maintenance: −$23,336
• − Management: −$23,336
• − Depreciation: −$55,244
• Taxable income: $59,853
• Est. tax owed @ 24.0%: −$14,365
• After-tax cash flow: $73,017/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

+886.5% since first listed

27 events — show timeline

• 2026-05-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $1,949,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $2,150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $2,175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $2,249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-29 Listed $2,299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-15 Listed $2,650,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $1,980,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-02 Listed $19,800,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-02 Price Changed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-28 Listed $2,295,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-17 Listed $2,295,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-16 Price Changed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-29 Listed $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-13 Price Changed $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-20 Listed $2,550,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-29 Listed $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2004-08-09 Sold (Public Records) $595,000 Public Records
• 1987-12-02 Sold (Public Records) $192,500 Public Records

Property tax history

+6.4%/yr

Latest (2022): $14,067 · +0.0% YoY. Source: county tax records.