24 Baycrest Ave · Westhampton, NY 11977

$1,999,999

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 32 Days on market

Built 1920 0.56 ac lot

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Why this score? — see what drove the C+ 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 +21.9/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on 0.56 acres in one of Westhampton's most desirable locations, 24 Baycrest Avenue presents a rare opportunity to enjoy the Hamptons lifestyle today while planning your future dream home tomorrow. Offered with a full set of architectural plans, this property combines immediate livability with long-term potential. The first level features an oversized living room filled with natural light through numerous Andersen windows, a renovated open kitchen with quartz countertops, stainless steel appliances, and peninsula seating, as well as a spacious dining area just off the kitchen. The second level offers 3 bedrooms and 1 full bath. Designed for outdoor living, the property includes a 36' x 1

Key facts

• Quartz countertops
• 36 x 18 pool
• Outdoor living

Tags

• OVERSIZED LIVING ROOM
• RENOVATED OPEN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OUTDOOR LIVING
• 36 X 18 POOL

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage (1 space)
• Utilities: Electricity connected; Water connected; Cesspool/Septic tank
• Home design: Single family residence; Measured living area
• Construction: Shingle siding
• Exterior features: Mailbox; Partial fencing; In-ground vinyl private pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 6 total rooms (bedroom count not separately specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (oil); Wall/window air conditioning units
• Interior features: Eat-in kitchen; Formal dining; Original details; Recessed lighting; Basement with partial, unfinished and crawl space areas; Attic scuttle access (unfinished)
• Laundry & utility: Basement utility/crawl space area (laundry location not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.89M (5.5% below list).
• Recommended offer: $1.89M (5.5% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $18,906/mo this rent would consume 150% 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 $190k of equity ($14k loan paydown + $176k 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 $560k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$305k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $690k; list at $2.00M implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,890,603 (5.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $797,010
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Redfield Ln	0.69mi	3/1.5	1,050 (+13%)	10mo	$900,000	$857	36
3 Percy St	0.52mi	2/1.0 (-1)	800 (-14%)	16mo	$772,500	$966	34
71 Lilac Rd	0.58mi	2/1.0 (-1)	810 (-13%)	20mo	$685,000	$846	29

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: 26.8%
• Equity multiple: 3.02×
• Total profit: $1,129,961
• Equity at exit: $1,633,152

10-year hold

• IRR: 23.8%
• Equity multiple: 6.60×
• Total profit: $3,137,822
• Equity at exit: $3,356,689

Cash invested: $560,000 (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: 66
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $18,906 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$472 /mo · $5,658/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,970
• Net cashflow: $3,143

Break-even live

Break-even rent $14,928

Max offer price $1,999,999

Occupancy floor 78%

Sensitivity live

Price	-10% $4,275	-5% $3,709	+0% $3,143	+5% $2,577	+10% $2,011
Rent	-10% $1,649	-5% $2,396	+0% $3,143	+5% $3,889	+10% $4,636
Rate	-1.0pp $4,150	-0.5pp $3,651	base $3,143	+0.5pp $2,624	+1.0pp $2,097

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	26d	1	0.85mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	26d	1	1.26mi
424 Main St Westhampton Beach, NY	2.0	1.0	632	$10,000	$15.82	20d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $1,999,999 Active 32 DOM
2. 2026-06-18
   days on market $1,999,999 Active 29 DOM
3. 2026-06-17
   days on market $1,999,999 Active 28 DOM
4. 2026-06-16
   days on market $1,999,999 Active 27 DOM
5. 2026-06-15
   days on market $1,999,999 Active 26 DOM
6. 2026-06-13
   days on market $1,999,999 Active 24 DOM
7. 2026-06-09
   days on market $1,999,999 Active 20 DOM
8. 2026-06-08
   days on market $1,999,999 Active 19 DOM
9. 2026-06-07
   days on market $1,999,999 Active 18 DOM
10. 2026-06-04
    days on market $1,999,999 Active 15 DOM
11. 2026-06-03
    days on market $1,999,999 Active 14 DOM
12. 2026-06-02
    days on market $1,999,999 Active 13 DOM
13. 2026-06-01
    days on market $1,999,999 Active 12 DOM
14. 2026-05-31
    days on market $1,999,999 Active 11 DOM
15. 2026-05-19
    listed $1,999,999 Active
16. 2010-02-23
    soldstatus $690,000
17. 2004-03-16
    soldstatus $655,000
18. 2002-06-06
    soldstatus $378,100
19. 2002-03-19
    soldstatus $330,000
20. 2000-08-08
    soldstatus $330,000
21. 1987-03-04
    soldstatus $155,000

ⓘ 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: $5,658 · $472/mo
• Projected year-2 tax: $19,729 · $1,644/mo
• Expected delta: +$14,071/yr (+$1,173/mo · 248.7%)

ⓘ 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 ≥90°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: $226,872
• − Mortgage interest: −$112,031
• − Property taxes: −$5,658
• − Insurance: −$10,000
• − Repairs & maintenance: −$18,150
• − Management: −$18,150
• − Depreciation: −$58,182
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $36,584/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

+1190.3% since first listed

7 events — show timeline

• 2026-05-19 Listed $1,999,999 OneKey® MLS as Distributed by MLS Grid
• 2010-02-23 Sold (Public Records) $690,000 Public Records
• 2004-03-16 Sold (Public Records) $655,000 Public Records
• 2002-06-06 Sold (Public Records) $378,100 Public Records
• 2002-03-19 Sold (Public Records) $330,000 Public Records
• 2000-08-08 Sold (Public Records) $330,000 Public Records
• 1987-03-04 Sold (Public Records) $155,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $5,658 · +0.0% YoY. Source: county tax records.