90 Rogers Ave · Westhampton Beach, NY 11978

$2,549,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 17 Days on market

Built 1991 0.48 ac lot

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Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Coming Soon | Westhampton Beach Beautifully positioned on nearly half an acre in Westhampton Beach Village, this five-bedroom, three-bath home offers approximately 2,900 square feet of inviting living space with an exceptional resort-style backyard designed for entertaining and relaxation. The lushly landscaped property features a stunning bluestone-surrounded outdoor setting complete with a pool, Jacuzzi tub, koi ponds, basketball court, built-in outdoor kitchen, and outdoor fireplace. A spacious rear deck with a motorized awning creates the perfect extension of the home for effortless indoor-outdoor living. Inside, the home offers a flexible and comfortable layout with two first-floor be

Key facts

• 0.48 acre lot
• Pool
• Built 1991

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank; Cable available and connected; Electricity available and connected; Propane; Private trash collection; Underground utilities
• Home design: Single family residence
• Construction: Wood siding; Finished basement; Partial attic
• Exterior features: Deck; Patio; Porch; Back yard fencing; Private in-ground pool; Private spa

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas range; Exhaust fan; Freezer; Microwave; Oven; Range; Refrigerator; Stainless steel appliances; Wine refrigerator; Kitchen island; Stone counters
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Oil heating; Radiant heating
• Interior features: First-floor bedroom; First-floor full bathroom; Central vacuum; Chandelier; Crown molding; Double vanity; Entertainment cabinets; His and hers closets; Kitchen island; Open floorplan; Primary bathroom; Recessed lighting; Soaking tub; Stone counters; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Laundry located in basement; Oil water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2.55M.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.21M (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.94M (24.0% below list).
• Recommended offer: $1.94M (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 9.3% in Westhampton Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $19,361/mo this rent would consume 186% 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 $273k of equity ($18k loan paydown + $255k 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.
• By year 2, paydown + projected appreciation supports a ~$438k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2.51M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $2.55M implies a 1599% 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 $1,936,133 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $844,998
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Rogers Ave	0.17mi	3/2.0	1,232 (-5%)	19mo	$800,000	$649	67
51 Peters Ln	0.42mi	3/2.0	1,200 (-8%)	22mo	$935,000	$779	49
77 Peters Ln	0.37mi	4/2.0 (+1)	1,170 (-10%)	15mo	$700,000	$598	48
15 Fairview Ave	0.67mi	4/2.0 (+1)	1,454 (+12%)	11mo	$800,000	$550	35
59 Lilac Rd	0.63mi	3/2.0	1,452 (+12%)	20mo	$1,150,000	$792	34

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $1,240,776
• Equity at exit: $2,296,341

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $3,770,665
• Equity at exit: $4,952,146

Cash invested: $713,720 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $19,361 medium
• Mortgage (P&I): −$13,367
• Tax est. 1.5%: −$3,186 /mo · $38,235/yr
• Insurance: −$1,062
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,066
• Net cashflow: $-2,320

Break-even live

Break-even rent $22,298

Max offer price $2,213,276

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-1,439	+0% $-2,320	+5% $-3,201	+10% $-4,082
Rent	-10% $-3,850	-5% $-3,085	+0% $-2,320	+5% $-1,555	+10% $-791
Rate	-1.0pp $-1,036	-0.5pp $-1,672	base $-2,320	+0.5pp $-2,981	+1.0pp $-3,653

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: $637,250
• Closing costs: $76,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	25d	1	0.27mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	0.28mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	4d	1	0.73mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.80mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.91mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	44d	1	0.95mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	1.04mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.27mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $2,549,000 Active 17 DOM
2. 2026-06-17
   days on market $2,549,000 Active 16 DOM
3. 2026-06-16
   days on market $2,549,000 Active 15 DOM
4. 2026-06-15
   days on market $2,549,000 Active 14 DOM
5. 2026-06-13
   days on market $2,549,000 Active 12 DOM
6. 2026-06-09
   days on market $2,549,000 Active 8 DOM
7. 2026-06-08
   days on market $2,549,000 Active 7 DOM
8. 2026-06-07
   days on market $2,549,000 Active 6 DOM
9. 2026-06-04
   days on market $2,549,000 Active 3 DOM
10. 2026-06-03
    days on market $2,549,000 Active 2 DOM
11. 2026-06-02
    statusdays on market $2,549,000 Active 1 DOM
12. 2026-06-01
    days on market $2,549,000 Coming Soon 13 DOM
13. 2026-05-31
    days on market $2,549,000 Coming Soon 12 DOM
14. 2026-05-19
    historical $2,549,000
15. 2014-05-25
    historical
16. 2013-11-14
    listed $699,000
17. 1999-05-19
    soldstatus $150,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $232,336
• − Mortgage interest: −$142,784
• − Property taxes: −$38,235
• − Insurance: −$12,745
• − Repairs & maintenance: −$18,587
• − Management: −$18,587
• − Depreciation: −$74,153
• Taxable loss: −$72,754
• Est. tax savings @ 24.0%: +$17,461
• After-tax cash flow: $-10,380/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

+1599.3% since first listed

4 events — show timeline

• 2026-05-19 Coming Soon $2,549,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-11-14 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 1999-05-19 Sold (Public Records) $150,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $1,847 · +11.9% YoY. Source: county tax records.