43 Brushy Neck Ln #10 · Westhampton, NY 11977

$425,000

1 bd · 1.0 ba · 775 sqft · SingleFamily public records · 52 Days on market

Built 1973 $548/sqft · at area comps Est $427k · at est. $551/mo HOA · 4% of rent

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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 +9.4/10.0
• ARV discount +7.7/15.0
• 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

Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

Key facts

• Easy access
• Community amenities
• Natural light

Tags

• PRIVATE OUTDOOR AREA
• COMMUNITY AMENITIES
• SEASONAL POOL
• BUILT-IN STORAGE
• NATURAL LIGHT
• EASY ACCESS

Property features AI

Finance

• HOA & community: Community association with monthly fee; Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, snow removal, and trash; Association amenities include pool

Exterior

• Parking: Assigned parking (1 space); No carport
• Utilities: Shared septic; Water connected; Electricity connected; Cable available; Phone available
• Home design: Townhouse; Condominium
• Construction: Wood siding; Crawl space foundation
• Exterior features: Community in-ground outdoor pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Dining area; Media room; No basement (crawl space, unfinished); 2 total stories; Pets: contact management
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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-, 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; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $12,630/mo this rent would consume 100% 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 $40k of equity ($3k loan paydown + $38k 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 $119k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago 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.
• Current owner paid $300k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.97% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.92%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (median comp): $426,829
• List price: $425,000
• Delta: -0.43%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 79.8%
• Equity multiple: 6.38×
• Total profit: $639,669
• Equity at exit: $347,045

10-year hold

• IRR: 75.0%
• Equity multiple: 13.86×
• Total profit: $1,530,475
• Equity at exit: $713,297

Cash invested: $119,000 (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: 63
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $12,630 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$177
• HOA: −$551
• Vacancy / Maint / Mgmt: −$2,652
• Net cashflow: $6,934

Break-even live

Break-even rent $3,853

Max offer price $425,000

Occupancy floor 40%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Bishop Ave Westhampton, NY	1.0	1.0	600	$3,100	$5.17	24d	1	1.37mi

HOA detail

• Monthly dues: $551 · $6,612/yr
• Likely covers: trashsnow removalpool

Listing history 27 events

1. 2026-06-16
   status $425,000 Pending 52 DOM
2. 2026-06-15
   days on market $425,000 Active 52 DOM
3. 2026-06-13
   days on market $425,000 Active 50 DOM
4. 2026-06-09
   days on market $425,000 Active 46 DOM
5. 2026-06-08
   days on market $425,000 Active 45 DOM
6. 2026-06-07
   days on market $425,000 Active 44 DOM
7. 2026-06-04
   days on market $425,000 Active 41 DOM
8. 2026-06-03
   days on market $425,000 Active 40 DOM
9. 2026-06-02
   days on market $425,000 Active 39 DOM
10. 2026-06-01
    days on market $425,000 Active 38 DOM
11. 2026-05-31
    days on market $425,000 Active 37 DOM
12. 2026-04-24
    listed $425,000 Active 412-char remark
13. 2019-05-30
    soldstatus $300,000
14. 2019-04-30
    soldstatus $300,000 Closed 579-char remark

    Show marketing remark (579 chars)

    Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

15. 2019-03-16
    status Under Contract 579-char remark

    Show marketing remark (579 chars)

    Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

16. 2019-03-01
    status Listing Extended 579-char remark

    Show marketing remark (579 chars)

    Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

17. 2019-03-01
    historical 579-char remark

    Show marketing remark (579 chars)

    Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

18. 2018-03-29
    listed $320,000 New 579-char remark

    Show marketing remark (579 chars)

    Sunny, Spacious One Bedroom Apartment, Second Floor, Turn Key. Open Kitchen, Dining Area And Living Room. This Apartment Is Perfect As An Investment, Pied-A-Terre, Summer Or Year-Round Residence. Market-Rate Tenant Lease In Place Until December 31 2019. This Is A Self-Managed Association; Low Maintenance, Recently Replaced Pool Liner; And, New Roof Paid For And Scheduled For The Fall. Professionally Landscaped, Snow Plowing And Pool Operation Included In Maintenance, As Well As Trash Pickup., Additional information: Appearance:Mint,Interior Features:Combo Kitchen,Lr/Dr

19. 2015-06-04
    soldstatus $240,000
20. 2015-05-19
    soldstatus $240,000

    Show marketing remark (324 chars)

    Turn Key 1 Bedroom, 1 Bath Condominium In Colonial Arms. Open Kitchen, Dining Area And Living Room. Freshly Painted, Recently Renovated And Offered Furnished...Ready To Move In And Enjoy Both Summer And Winter. Stove, Refrigerator, Dishwasher And Stackable Washer/Dryer Unit. Ac Units. Loads Of Closet Space. Community Pool.

21. 2015-05-19
    soldstatus $240,000 Closed

    Show marketing remark (324 chars)

    Turn Key 1 Bedroom, 1 Bath Condominium In Colonial Arms. Open Kitchen, Dining Area And Living Room. Freshly Painted, Recently Renovated And Offered Furnished...Ready To Move In And Enjoy Both Summer And Winter. Stove, Refrigerator, Dishwasher And Stackable Washer/Dryer Unit. Ac Units. Loads Of Closet Space. Community Pool.

22. 2015-05-06
    status Under Contract
23. 2014-11-26
    listed $265,000 New
24. 2014-11-25
    listed $265,000

    Show marketing remark (324 chars)

    Turn Key 1 Bedroom, 1 Bath Condominium In Colonial Arms. Open Kitchen, Dining Area And Living Room. Freshly Painted, Recently Renovated And Offered Furnished...Ready To Move In And Enjoy Both Summer And Winter. Stove, Refrigerator, Dishwasher And Stackable Washer/Dryer Unit. Ac Units. Loads Of Closet Space. Community Pool.

25. 2006-02-27
    soldstatus $245,000
26. 2001-10-12
    soldstatus $85,000
27. 1988-03-16
    soldstatus $76,000

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $4,113 · $343/mo
• Expected delta: +$3,070/yr (+$256/mo · 294.4%)

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

Taxation est. · year 1

• Rental income: $151,559
• − Mortgage interest: −$23,807
• − Property taxes: −$1,043
• − Insurance: −$2,125
• − Repairs & maintenance: −$12,125
• − Management: −$12,125
• − HOA: −$6,612
• − Depreciation: −$12,364
• Taxable income: $81,360
• Est. tax owed @ 24.0%: −$19,526
• After-tax cash flow: $63,681/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

+459.2% since first listed

17 events — show timeline

• 2026-06-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-30 Sold (Public Records) $300,000 Public Records
• 2019-04-30 Sold (MLS) $300,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-03-29 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-04 Sold (Public Records) $240,000 Public Records
• 2015-05-19 Sold (MLS) $240,000 MLSLI
• 2015-05-19 Sold (MLS) $240,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-06 Pending — MLSLI
• 2014-11-26 Listed $265,000 MLSLI
• 2014-11-25 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2006-02-27 Sold (Public Records) $245,000 Public Records
• 2001-10-12 Sold (Public Records) $85,000 Public Records
• 1988-03-16 Sold (Public Records) $76,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $1,043 · +0.0% YoY. Source: county tax records.