137 South Rd · Westhampton, NY 11977

$2,600,000

4 bd · 4.0 ba · 3,622 sqft · SingleFamily public records · 237 Days on market

Built 1992 0.55 ac lot $718/sqft · at area comps Est $2686k · at est.

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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 +17.6/30.0
• Appreciation +9.4/10.0
• ARV discount +8.9/15.0
• Schools +6.6/10.0
• DSCR +5.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This warm and welcoming home offers a spacious layout with multiple living areas and an abundance of natural light throughout. The first floor features a large living room with a wood-burning fireplace and a picture-perfect bay window, a bright den surrounded by windows overlooking the yard, and a billiards room that opens to the eat-in kitchen can serve as a formal dining room. The kitchen is designed for both cooking and entertaining, featuring a gas fireplace and sliding glass doors leading to the backyard. A convenient first floor bedroom and office provide flexible living options, while the laundry area and multiple baths—including a half bath accessible from the sunroom—add practicality and comfort. The four seasons room offers the perfect transition to the backyard and pool area, ideal for summer gatherings. Upstairs, a spacious landing leads to the serene primary suite with a walk-in cedar closet and sliding glass doors to a private balcony—a perfect place to enjoy morning coffee or quiet evenings. Three additional bedrooms, each generously sized with ample closet space, and a full bath complete the second floor. Set on a beautifully landscaped property, the outdoor space is designed for relaxation and entertaining, featuring an inground pool, gazebo, hot tub, Trex deck, and a large private backyard. An attached 5 car, 550 sq ft garage provides ample parking and storage, completing this well-appointed home that truly offers space, comfort, and versatility both inside and out.

Key facts

• Private balcony
• Eat in kitchen
• Billiards room

Tags

• WOOD BURNING FIREPLACE
• BILLIARDS ROOM
• EAT IN KITCHEN
• FOUR SEASONS ROOM
• PRIVATE BALCONY
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $2.60M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/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 $2.20M (15.6% below list).
• Recommended offer: $2.20M (15.6% 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-, schools D+, amenities 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: 66 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $21,950/mo this rent would consume 174% 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 $247k of equity ($18k loan paydown + $229k 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 $728k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$397k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($2.29M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $290k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $800k; list at $2.60M implies a 225% 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 $2,195,006 (15.6% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 16% 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 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: 0.84% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (median comp): $2,686,130
• List price: $2,600,000
• Delta: -3.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Plume Grass Way	0.15mi	4/3.0	3,476 (-4%)	0mo	$1,955,000	$562	82
69 Shore Rd	0.41mi	5/3.5 (+1)	3,400 (-6%)	3mo	$6,200,000	$1,824	61
73 South Rd	0.70mi	4/3.5	4,000 (+10%)	6mo	$3,500,000	$875	43
13A Summit Blvd	0.58mi	5/5.5 (+1)	3,934 (+9%)	12mo	$3,169,600	$806	37
411B Mill Rd	0.71mi	5/4.5 (+1)	3,800 (+5%)	18mo	$1,625,000	$428	36
7 Apaucuck Point Ln	0.60mi	5/4.5 (+1)	4,000 (+10%)	22mo	$2,725,000	$681	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: 24.3%
• Equity multiple: 2.84×
• Total profit: $1,339,738
• Equity at exit: $2,123,098

10-year hold

• IRR: 21.8%
• Equity multiple: 6.22×
• Total profit: $3,800,081
• Equity at exit: $4,363,698

Cash invested: $728,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $21,950 medium
• Mortgage (P&I): −$13,635
• Tax from tax record: −$565 /mo · $6,776/yr
• Insurance: −$1,083
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,610
• Net cashflow: $2,058

Break-even live

Break-even rent $19,345

Max offer price $2,600,000

Occupancy floor 86%

Sensitivity live

Price	-10% $3,530	-5% $2,794	+0% $2,058	+5% $1,322	+10% $586
Rent	-10% $324	-5% $1,191	+0% $2,058	+5% $2,925	+10% $3,792
Rate	-1.0pp $3,367	-0.5pp $2,719	base $2,058	+0.5pp $1,384	+1.0pp $699

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: $650,000
• Closing costs: $78,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	44d	1	0.15mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	12d	1	0.17mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	0d	1	0.64mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	6d	1	0.74mi
250 Oneck Ln Westhampton Beach, NY	5.0	2.5	3113	$20,000	$6.42	20d	1	0.80mi
69 Oneck Rd Westhampton Beach, NY	4.0	3.5	2922	$22,000	$7.53	0d	1	0.87mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	25d	1	0.92mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.92mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	44d	1	0.93mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	23d	1	0.97mi
35 Hollow Ln Westhampton, NY	5.0	3.5	3500	$22,000	$6.29	0d	1	1.06mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	25d	1	1.13mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	23d	1	1.16mi
14 Happy Ln Westhampton Beach, NY	5.0	4.5	4211	$55,000	$13.06	25d	1	1.29mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	44d	1	1.33mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	6d	1	1.35mi
38 Jessup Ln Westhampton Beach, NY	4.0	3.5	4000	$33,000	$8.25	44d	1	1.35mi

Listing history 27 events

1. 2026-06-21
   days on market $2,600,000 Active 237 DOM
2. 2026-06-18
   days on market $2,600,000 Active 234 DOM
3. 2026-06-17
   days on market $2,600,000 Active 233 DOM
4. 2026-06-16
   days on market $2,600,000 Active 232 DOM
5. 2026-06-15
   days on market $2,600,000 Active 231 DOM
6. 2026-06-13
   days on market $2,600,000 Active 229 DOM
7. 2026-06-09
   days on market $2,600,000 Active 225 DOM
8. 2026-06-08
   days on market $2,600,000 Active 224 DOM
9. 2026-06-07
   days on market $2,600,000 Active 223 DOM
10. 2026-06-04
    days on market $2,600,000 Active 220 DOM
11. 2026-06-03
    days on market $2,600,000 Active 219 DOM
12. 2026-06-02
    days on market $2,600,000 Active 218 DOM
13. 2026-06-01
    days on market $2,600,000 Active 217 DOM
14. 2026-05-31
    days on market $2,600,000 Active 216 DOM
15. 2026-02-23
    price $2,600,000 1528-char remark

    Show marketing remark (1528 chars)

    This warm and welcoming home offers a spacious layout with multiple living areas and an abundance of natural light throughout. The first floor features a large living room with a wood-burning fireplace and a picture-perfect bay window, a bright den surrounded by windows overlooking the yard, and a billiards room that opens to the eat-in kitchen can serve as a formal dining room. The kitchen is designed for both cooking and entertaining, featuring a gas fireplace and sliding glass doors leading to the backyard. A convenient first floor bedroom and office provide flexible living options, while the laundry area and multiple baths—including a half bath accessible from the sunroom—add practicality and comfort. The four seasons room offers the perfect transition to the backyard and pool area, ideal for summer gatherings. Upstairs, a spacious landing leads to the serene primary suite with a walk-in cedar closet and sliding glass doors to a private balcony—a perfect place to enjoy morning coffee or quiet evenings. Three additional bedrooms, each generously sized with ample closet space, and a full bath complete the second floor. Set on a beautifully landscaped property, the outdoor space is designed for relaxation and entertaining, featuring an inground pool, gazebo, hot tub, Trex deck, and a large private backyard. An attached 5 car, 550 sq ft garage provides ample parking and storage, completing this well-appointed home that truly offers space, comfort, and versatility both inside and out.

16. 2025-10-27
    listed $2,890,000 Active 1528-char remark

    Show marketing remark (1528 chars)

    This warm and welcoming home offers a spacious layout with multiple living areas and an abundance of natural light throughout. The first floor features a large living room with a wood-burning fireplace and a picture-perfect bay window, a bright den surrounded by windows overlooking the yard, and a billiards room that opens to the eat-in kitchen can serve as a formal dining room. The kitchen is designed for both cooking and entertaining, featuring a gas fireplace and sliding glass doors leading to the backyard. A convenient first floor bedroom and office provide flexible living options, while the laundry area and multiple baths—including a half bath accessible from the sunroom—add practicality and comfort. The four seasons room offers the perfect transition to the backyard and pool area, ideal for summer gatherings. Upstairs, a spacious landing leads to the serene primary suite with a walk-in cedar closet and sliding glass doors to a private balcony—a perfect place to enjoy morning coffee or quiet evenings. Three additional bedrooms, each generously sized with ample closet space, and a full bath complete the second floor. Set on a beautifully landscaped property, the outdoor space is designed for relaxation and entertaining, featuring an inground pool, gazebo, hot tub, Trex deck, and a large private backyard. An attached 5 car, 550 sq ft garage provides ample parking and storage, completing this well-appointed home that truly offers space, comfort, and versatility both inside and out.

17. 2018-10-09
    soldstatus $800,000
18. 2018-09-05
    soldstatus $800,000 Closed 173-char remark

    Show marketing remark (173 chars)

    A Short Distance To The Village Of Whb Is This 4Br+ Home On 1/2Acre. Ample Back Yard Designed For Summertime Entertaining- Hot Tub, Screened Porch. Priced To Sell. As Is.

19. 2018-06-23
    status Under Contract 173-char remark

    Show marketing remark (173 chars)

    A Short Distance To The Village Of Whb Is This 4Br+ Home On 1/2Acre. Ample Back Yard Designed For Summertime Entertaining- Hot Tub, Screened Porch. Priced To Sell. As Is.

20. 2018-04-30
    listed $849,900 New 173-char remark

    Show marketing remark (173 chars)

    A Short Distance To The Village Of Whb Is This 4Br+ Home On 1/2Acre. Ample Back Yard Designed For Summertime Entertaining- Hot Tub, Screened Porch. Priced To Sell. As Is.

21. 2018-04-02
    historical
22. 2017-11-28
    price $865,000
23. 2017-07-18
    price $899,000
24. 2017-02-03
    listed $990,000 New
25. 2015-05-30
    historical
26. 2014-05-30
    listed $999,999
27. 1991-12-20
    soldstatus $190,000

ⓘ 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: $6,776 · $565/mo
• Projected year-2 tax: $25,358 · $2,113/mo
• Expected delta: +$18,582/yr (+$1,548/mo · 274.2%)

ⓘ 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: $263,401
• − Mortgage interest: −$145,640
• − Property taxes: −$6,776
• − Insurance: −$13,000
• − Repairs & maintenance: −$21,072
• − Management: −$21,072
• − Depreciation: −$75,636
• Taxable loss: −$19,797
• Est. tax savings @ 24.0%: +$4,751
• After-tax cash flow: $29,445/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

+1268.4% since first listed

13 events — show timeline

• 2026-02-23 Price Changed $2,600,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listed $2,890,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-09 Sold (Public Records) $800,000 Public Records
• 2018-09-05 Sold (MLS) $800,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-04-30 Listed $849,900 OneKey® MLS as Distributed by MLS Grid
• 2018-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-11-28 Price Changed $865,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-18 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-03 Listed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-05-30 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 1991-12-20 Sold (Public Records) $190,000 Public Records

Property tax history

-0.0%/yr

Latest (2022): $6,776 · +0.0% YoY. Source: county tax records.