100 Rogers Ave #802 · Westhampton Beach, NY 11978

$1,140,000

2 bd · 2.5 ba · 2,050 sqft · SingleFamily · 330 Days on market

Built 2025 Excellent condition $556/sqft · 22% below area Est $1464k · 22% under $875/mo HOA · 6% 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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +8.4/10.0
• Schools +6.6/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Townes at Ketchaponack Condominiums in Westhampton Beach, a thoughtfully designed townhome/condominium community offering luxury and convenience and the best the East End of Long Island has to offer. Enjoy Westhampton Beach, with its newly renovated Main Street Business District boasting an array of restaurants both upscale and casual, shops, theaters, nearby golf courses, fishing, tennis clubs and the best oceanfront beaches including the Village's own private Rogers Beach. The community features thirty-seven spacious townhomes with full basement, attached garage, screened porch, a clubhouse, complete with fitness facility, outdoor swimming pool and pickleball courts - option for elevator installation available as an upgrade. Several sites to choose from - don't wait!

Key facts

• Pickleball courts
• Attached garage
• Full basement

Tags

• NEWLY RENOVATED MAIN STREET
• OUTDOOR SWIMMING POOL
• PICKLEBALL COURTS
• FULL BASEMENT
• ATTACHED GARAGE
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $1.14M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.14M).
• Recommended offer: $1.00M (12.0% 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+, schools 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.
• Market conditions: 112 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $15,264/mo this rent would consume 146% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $122k of equity ($8k loan paydown + $114k 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 $319k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$196k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,003,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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 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?
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: 1.34% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,463,701
• List price: $1,140,000
• Delta: -22.12%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Bridle Path	0.62mi	3/3.0 (+1)	2,300 (+12%)	8mo	$1,375,000	$598	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 3.61×
• Total profit: $832,171
• Equity at exit: $1,027,002

10-year hold

• IRR: 28.8%
• Equity multiple: 8.16×
• Total profit: $2,286,574
• Equity at exit: $2,214,769

Cash invested: $319,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $15,264 medium
• Mortgage (P&I): −$5,978
• Tax est. 1.5%: −$1,425 /mo · $17,100/yr
• Insurance: −$475
• HOA: −$875
• Vacancy / Maint / Mgmt: −$3,205
• Net cashflow: $3,305

Break-even live

Break-even rent $11,080

Max offer price $1,140,000

Occupancy floor 73%

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: $285,000
• Closing costs: $34,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	44d	1	0.75mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.86mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.89mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	1.06mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	1.34mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.35mi

HOA detail

• Monthly dues: $875 · $10,500/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $1,140,000 Active 330 DOM
2. 2026-06-17
   days on market $1,140,000 Active 329 DOM
3. 2026-06-16
   days on market $1,140,000 Active 328 DOM
4. 2026-06-15
   days on market $1,140,000 Active 327 DOM
5. 2026-06-13
   days on market $1,140,000 Active 325 DOM
6. 2026-06-09
   days on market $1,140,000 Active 321 DOM
7. 2026-06-08
   days on market $1,140,000 Active 320 DOM
8. 2026-06-07
   days on market $1,140,000 Active 319 DOM
9. 2026-06-04
   days on market $1,140,000 Active 316 DOM
10. 2026-06-03
    days on market $1,140,000 Active 315 DOM
11. 2026-06-02
    days on market $1,140,000 Active 314 DOM
12. 2026-06-01
    days on market $1,140,000 Active 313 DOM
13. 2026-05-31
    days on market $1,140,000 Active 312 DOM
14. 2025-07-23
    listed $1,140,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to The Townes at Ketchaponack Condominiums in Westhampton Beach, a thoughtfully designed townhome/condominium community offering luxury and convenience and the best the East End of Long Island has to offer. Enjoy Westhampton Beach, with its newly renovated Main Street Business District boasting an array of restaurants both upscale and casual, shops, theaters, nearby golf courses, fishing, tennis clubs and the best oceanfront beaches including the Village's own private Rogers Beach. The community features thirty-seven spacious townhomes with full basement, attached garage, screened porch, a clubhouse, complete with fitness facility, outdoor swimming pool and pickleball courts - option for elevator installation available as an upgrade. Several sites to choose from - don't wait!

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

Taxation est. · year 1

• Rental income: $183,171
• − Mortgage interest: −$63,858
• − Property taxes: −$17,100
• − Insurance: −$5,700
• − Repairs & maintenance: −$14,654
• − Management: −$14,654
• − HOA: −$10,500
• − Depreciation: −$33,164
• Taxable income: $23,542
• Est. tax owed @ 24.0%: −$5,650
• After-tax cash flow: $34,016/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 · 3 photos

Excellent 95/100 None rehab

This well-maintained townhome at The Townes at Ketchaponack Condominiums is move-in ready with excellent curb appeal and interior condition.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal for both buyers and renters. ↑

ⓘ 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 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

1 event — show timeline

• 2025-07-23 Listed $1,140,000 OneKey® MLS as Distributed by MLS Grid