None · Westhampton Beach, NY 11978

$1,040,000

2 bd · 2.5 ba · 2,050 sqft · Townhouse · 688 Days on market

Built 2024 Excellent condition $507/sqft · at area comps Est $1.046M · at est.

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.8/15.0
• Schools +7.4/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Townes at Ketchaponack 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 upgrade. Several sites to choose from - don't wait!

Key facts

• Private rogers beach
• Garage
• Community pool

Tags

• TOWNHOME CONDOMINIUM COMMUNITY
• OUTDOOR SWIMMING POOL
• PRIVATE ROGERS BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $1.04M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.04M).
• Recommended offer: $915k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 9.0% in Westhampton Beach — 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 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: 129 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 $15,066/mo this rent would consume 144% of the median local household income ($125k/yr) (locally 19% 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 $111k of equity ($7k loan paydown + $104k 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 $291k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$179k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 688 days — a 12% lower offer ($915k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $915,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 688 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 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?
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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $1,046,477
• List price: $1,040,000
• Delta: -0.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Rogers - Tbb Ave #1301	0.00mi	2/2.5	2,283 (+11%)	2mo	$1,090,000	$477	79
100 Rogers - Tbb Ave #1102	0.00mi	2/2.5	2,283 (+11%)	3mo	$1,090,000	$477	78
100 Rogers - Tbb Ave #1401	0.00mi	2/2.5	2,283 (+11%)	5mo	$1,040,000	$456	77
403 Gettysburg Dr	0.32mi	3/2.5 (+1)	2,168 (+6%)	16mo	$999,999	$461	57
12 Depot #1202	0.58mi	2/2.5	1,849 (-10%)	4mo	$1,720,500	$931	54
505 Gettysburg Dr #505	0.26mi	3/2.5 (+1)	2,209 (+8%)	20mo	$975,000	$441	53
12 Depot Rd Unit 1502 (Pearl Way)	0.59mi	2/2.5	1,849 (-10%)	9mo	$1,821,000	$985	49
12 Depot Rd Unit 1401 (Pearl Way)	0.59mi	2/2.5	1,855 (-10%)	12mo	$2,007,683	$1,082	47

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: 38.8%
• Equity multiple: 3.98×
• Total profit: $866,933
• Equity at exit: $936,914

10-year hold

• IRR: 33.4%
• Equity multiple: 8.96×
• Total profit: $2,317,278
• Equity at exit: $2,020,491

Cash invested: $291,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 11 under contract
• Months of supply: 12.9 mo (8%/mo absorbed)
• Median asking: $1,140,000 ($532/sqft)
• Median days on market: 420 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 129
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $15,066 medium
• Mortgage (P&I): −$5,454
• Tax est. 1.5%: −$1,300 /mo · $15,600/yr
• Insurance: −$433
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,164
• Net cashflow: $4,715

Break-even live

Break-even rent $9,098

Max offer price $1,040,000

Occupancy floor 64%

Sensitivity live

Price	-10% $5,434	-5% $5,074	+0% $4,715	+5% $4,356	+10% $3,996
Rent	-10% $3,525	-5% $4,120	+0% $4,715	+5% $5,310	+10% $5,905
Rate	-1.0pp $5,239	-0.5pp $4,979	base $4,715	+0.5pp $4,445	+1.0pp $4,171

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: $260,000
• Closing costs: $31,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Rogers Ave Westhampton Beach, NY	3.0	1.0	1400	$12,000	$8.57	38d	1	0.10mi
43 Bridle Path Westhampton Beach, NY	3.0	3.0	2800	$24,500	$8.75	43d	1	0.17mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	92d	1	0.75mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	92d	1	0.86mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	73d	1	0.89mi
42 Oak St Westhampton Beach, NY	3.0	2.0	1400	$30,000	$21.43	0d	1	0.90mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	92d	1	1.06mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	68d	1	1.34mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	71d	1	1.35mi

Listing history 50 events

1. 2026-08-08
   days on market $1,040,000 Active 688 DOM
2. 2026-08-06
   days on market $1,040,000 Active 686 DOM
3. 2026-08-05
   days on market $1,040,000 Active 685 DOM
4. 2026-08-04
   days on market $1,040,000 Active 684 DOM
5. 2026-08-03
   days on market $1,040,000 Active 683 DOM
6. 2026-07-31
   days on market $1,040,000 Active 680 DOM
7. 2026-07-30
   days on market $1,040,000 Active 679 DOM
8. 2026-07-30
   days on market $1,040,000 Active 678 DOM
9. 2026-07-28
   days on market $1,040,000 Active 677 DOM
10. 2026-07-26
    days on market $1,040,000 Active 675 DOM
11. 2026-07-24
    days on market $1,040,000 Active 673 DOM
12. 2026-07-23
    days on market $1,040,000 Active 672 DOM
13. 2026-07-22
    days on market $1,040,000 Active 671 DOM
14. 2026-07-21
    days on market $1,040,000 Active 670 DOM
15. 2026-07-20
    days on market $1,040,000 Active 669 DOM
16. 2026-07-18
    days on market $1,040,000 Active 667 DOM
17. 2026-07-18
    days on market $1,040,000 Active 666 DOM
18. 2026-07-16
    days on market $1,040,000 Active 665 DOM
19. 2026-07-15
    days on market $1,040,000 Active 664 DOM
20. 2026-07-14
    days on market $1,040,000 Active 663 DOM
21. 2026-07-13
    days on market $1,040,000 Active 662 DOM
22. 2026-07-13
    days on market $1,040,000 Active 661 DOM
23. 2026-07-11
    days on market $1,040,000 Active 660 DOM
24. 2026-07-10
    days on market $1,040,000 Active 659 DOM
25. 2026-07-09
    days on market $1,040,000 Active 658 DOM
26. 2026-07-07
    days on market $1,040,000 Active 656 DOM
27. 2026-07-06
    days on market $1,040,000 Active 655 DOM
28. 2026-07-06
    days on market $1,040,000 Active 654 DOM
29. 2026-07-05
    days on market $1,040,000 Active 653 DOM
30. 2026-07-03
    days on market $1,040,000 Active 652 DOM
31. 2026-07-02
    days on market $1,040,000 Active 651 DOM
32. 2026-07-01
    days on market $1,040,000 Active 650 DOM
33. 2026-06-30
    days on market $1,040,000 Active 649 DOM
34. 2026-06-29
    days on market $1,040,000 Active 648 DOM
35. 2026-06-28
    days on market $1,040,000 Active 647 DOM
36. 2026-06-27
    days on market $1,040,000 Active 646 DOM
37. 2026-06-26
    days on market $1,040,000 Active 645 DOM
38. 2026-06-24
    days on market $1,040,000 Active 643 DOM
39. 2026-06-22
    days on market $1,040,000 Active 641 DOM
40. 2026-06-21
    days on market $1,040,000 Active 640 DOM
41. 2026-06-18
    days on market $1,040,000 Active 637 DOM
42. 2026-06-17
    days on market $1,040,000 Active 636 DOM
43. 2026-06-16
    days on market $1,040,000 Active 635 DOM
44. 2026-06-15
    days on market $1,040,000 Active 634 DOM
45. 2026-06-13
    days on market $1,040,000 Active 632 DOM
46. 2026-06-09
    days on market $1,040,000 Active 628 DOM
47. 2026-06-08
    days on market $1,040,000 Active 627 DOM
48. 2026-06-07
    days on market $1,040,000 Active 626 DOM
49. 2026-06-04
    days on market $1,040,000 Active 623 DOM
50. 2026-06-03
    days on market $1,040,000 Active 622 DOM

ⓘ 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: $180,791
• − Mortgage interest: −$58,256
• − Property taxes: −$15,600
• − Insurance: −$5,200
• − Repairs & maintenance: −$14,463
• − Management: −$14,463
• − Depreciation: −$30,255
• Taxable income: $42,554
• Est. tax owed @ 24.0%: −$10,213
• After-tax cash flow: $46,366/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 · 12 photos

Excellent 100/100 None rehab

This well-maintained and modern townhome in The Townes at Ketchaponack is move-in ready and offers a luxurious living experience with excellent curb appeal and high-end finishes.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior trim — Maintains the home's curb appeal and enhances its resale value. ↑
• Both Upgrade to smart home technology — Improves convenience and adds value for both resale and rental. ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Westhampton Beach Elementary School B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Westhampton Middle School B+ NY #136/729 Nat'l #1,545/14,009 High Westhampton Beach Senior High School A+ NY #147/1,100 Nat'l #235/17,239

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

C Composite livability gradescore 64/100

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 · 1,505,262 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: 19% of renters

---

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

+5.1% since first listed

4 events — show timeline

• 2025-10-23 Price Changed $1,040,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-05 Listed $990,000 OneKey® MLS as Distributed by MLS Grid