Is 56 S Country Rd in Westhampton, NY a good investment?

CashFlowRE grades it A- with a 9.5% cap rate and $4,077/mo modeled cash flow at a $1,699,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 56 S Country Rd?

The modeled cap rate is 9.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $18,615/month, from CashFlowRE's rent model.

A- Composite 83.08

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 +26.6/30.0
ARV discount +14.4/15.0
Appreciation +9.4/10.0
DSCR +9.1/10.0
Schools +7.4/10.0
1% rule +6.0/10.0
Condition / age +4.8/5.0
Livability +3.0/5.0
Rent growth +2.5/5.0

$1,699,000

56 S Country Rd · Westhampton, NY 11977

3 bd · 3.0 ba · 2,778 sqft · SingleFamily public records · 38 Days on market

Built 1994 Excellent condition 0.97 ac lot $612/sqft · 15% below area Est $2.006M · 15% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Minutes from Westhampton Beach Village, 56 South Country Road is a fully renovated, designer coastal retreat offering stunning sunset views, seamless indoor-outdoor flow, and rare privacy at the edge of protected wetlands. Spanning over 2,700 square feet, the home features three spacious bedrooms plus three additional flexible rooms ideal for a gym, office, or guest overflow. The open-concept living area and chef’s kitchen lead directly to a new Trex deck, heated pool, and expansive firepit lounge overlooking the estuary.

Key facts

Fully renovated
Rare privacy
Protected wetlands

What this means for you Summary

Snapshot

This is a 3-bed/3.0-bath single-family listed at $1.70M. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $4k ($49k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($19k rent vs $1.70M).
Recommended offer: $1.65M (3.0% below list) — sets the bar for market timing.

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: 79 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).

Forward outlook

In year one you build about $162k of equity ($12k loan paydown + $150k 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 $476k cash investment doubles in ~3 years — after that, you're playing with house money.
By year 2, paydown + projected appreciation supports a ~$259k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 38 days — a 3% lower offer ($1.65M) is reasonable based on typical stale-listing flexibility.
10 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Current owner paid $1.35M; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

Watch-outs: flood insurance adds $460/mo.
Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,648,030 (3.0% below list)

Questions for the listing agent

It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.10% ✓
Cap rate: 9.50%
Cash-on-cash: 11.45%
DSCR: 1.51
GRM: 7.6

CMA / ARV

ARV (median comp): $2,005,745
List price: $1,699,000
Delta: -15.29%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 E Shore Dr	0.68mi	4/2.5 (+1)	2,574 (-7%)	0mo	$1,350,000	$524	49
57 Jagger Ln	0.23mi	4/3.0 (+1)	2,366 (-15%)	14mo	$1,350,000	$571	48
150 Montauk Hwy	0.73mi	3/3.0	3,050 (+10%)	4mo	$1,180,000	$387	47
8 Woodcock Ln	0.48mi	3/3.5	2,572 (-7%)	23mo	$2,100,000	$816	44
15 E Shore Dr	0.68mi	4/2.5 (+1)	2,574 (-7%)	9mo	$1,075,000	$418	42
18 Windwood	0.56mi	3/1.5	2,500 (-10%)	20mo	$1,140,000	$456	35
92 S Country Rd	0.63mi	4/4.0 (+1)	3,176 (+14%)	7mo	$2,931,000	$923	32

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: 29.6%
Equity multiple: 3.21×
Total profit: $1,049,938
Equity at exit: $1,387,363

10-year hold

IRR: 26.0%
Equity multiple: 7.01×
Total profit: $2,861,067
Equity at exit: $2,851,509

Cash invested: $475,720 (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 →

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

Active competition Active MLS

For sale now: 9 active · 4 under contract
Months of supply: 13.5 mo (7%/mo absorbed)
Median asking: $2,295,000 ($891/sqft)
Median days on market: 65 d
This list price: 22% of active listings are priced below it
ARV vs active asking: -19.0% vs current asking $/sqft

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

ZIP-level market 11977

Home prices YoY: 2.3%
Active inventory: 79
Price-to-rent: 7.6×

Monthly cashflow live

Estimated rent: $18,615 medium interval (Pro) →
Mortgage (P&I): −$8,910
Tax from tax record: −$551 /mo · $6,612/yr
Insurance: −$708
Flood insurance flood zone: −$460 /mo · $5,525/yr
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$3,909
Net cashflow: $4,077

Break-even live

Break-even rent $13,454

Max offer price $1,699,000

Occupancy floor 73%

Sensitivity live

Price	-10% $5,039	-5% $4,558	+0% $4,077	+5% $3,596	+10% $3,115
Rent	-10% $2,606	-5% $3,342	+0% $4,077	+5% $4,812	+10% $5,547
Rate	-1.0pp $4,932	-0.5pp $4,509	base $4,077	+0.5pp $3,637	+1.0pp $3,189

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: $424,750
Closing costs: $50,970
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	71d	1	0.57mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	54d	1	0.66mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	2496	$25,000	$10.02	0d	1	0.66mi
64 Tanners Neck Ln Westhampton, NY	3.0	3.0	2346	$28,000	$11.94	38d	1	0.68mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	93d	1	0.73mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.75mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	36d	1	0.81mi
18 Quarter Ct Westhampton, NY	4.0	3.5	2825	$20,000	$7.08	17d	1	0.97mi
18 Sea Gate Ave Westhampton, NY	4.0	4.5	2402	$25,000	$10.41	30d	1	1.03mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	66d	1	1.08mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	8d	1	1.40mi

Property features AI

Exterior

Parking: Driveway
Utilities: Electricity connected (PSEG)Septic tank
Home design: Single family residenceCrawl attic
Construction: Frame construction
Exterior features: Back yardFront yardLandscaped groundsGardenFire pitViewsBorders state landLevel lotOutdoor private pool

Interior

Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorStainless steel appliancesWater purifier (owned)
Bedrooms: 5 rooms total, including a library/den
Flooring: Hardwood
Bathrooms: 3 full bathrooms1 half bathroom
Heating & cooling: Oil heatingCentral air conditioning
Interior features: Eat-in kitchenEntrance foyerHis and hers closetsPrimary bathroomOpen floor planOpen kitchenRecessed lightingWasher/dryer hookupDeck
Laundry & utility: WasherDryerLaundry located in hall

Listing history 50 events

2026-08-08

days on market $1,699,000 Active 38 DOM
2026-08-06

days on market $1,699,000 Active 36 DOM
2026-08-05

days on market $1,699,000 Active 35 DOM
2026-08-04

days on market $1,699,000 Active 34 DOM
2026-08-03

days on market $1,699,000 Active 33 DOM
2026-07-31

days on market $1,699,000 Active 30 DOM
2026-07-30

days on market $1,699,000 Active 29 DOM
2026-07-30

days on market $1,699,000 Active 28 DOM
2026-07-28

days on market $1,699,000 Active 27 DOM
2026-07-26

days on market $1,699,000 Active 25 DOM
2026-07-24

days on market $1,699,000 Active 23 DOM
2026-07-23

days on market $1,699,000 Active 22 DOM
2026-07-22

days on market $1,699,000 Active 21 DOM
2026-07-21

days on market $1,699,000 Active 20 DOM
2026-07-20

days on market $1,699,000 Active 19 DOM
2026-07-18

days on market $1,699,000 Active 17 DOM
2026-07-18

days on market $1,699,000 Active 16 DOM
2026-07-16

days on market $1,699,000 Active 15 DOM
2026-07-15

days on market $1,699,000 Active 14 DOM
2026-07-14

days on market $1,699,000 Active 13 DOM
2026-07-13

days on market $1,699,000 Active 12 DOM
2026-07-13

days on market $1,699,000 Active 11 DOM
2026-07-11

days on market $1,699,000 Active 10 DOM
2026-07-10

days on market $1,699,000 Active 9 DOM
2026-07-09

days on market $1,699,000 Active 8 DOM
2026-07-07

days on market $1,699,000 Active 6 DOM
2026-07-06

days on market $1,699,000 Active 5 DOM
2026-07-06

days on market $1,699,000 Active 4 DOM
2026-07-05

days on market $1,699,000 Active 3 DOM
2026-07-03

days on market $1,699,000 Active 2 DOM
2026-07-01

days on marketlisting id $1,699,000 Active 1 DOM
2026-06-30

days on market $1,699,000 Active 176 DOM
2026-06-29

days on market $1,699,000 Active 175 DOM
2026-06-28

days on market $1,699,000 Active 174 DOM
2026-06-27

days on market $1,699,000 Active 173 DOM
2026-06-26

days on market $1,699,000 Active 172 DOM
2026-06-24

days on market $1,699,000 Active 170 DOM
2026-06-22

days on market $1,699,000 Active 168 DOM
2026-06-21

days on market $1,699,000 Active 167 DOM
2026-06-18

days on market $1,699,000 Active 164 DOM
2026-06-17

days on market $1,699,000 Active 163 DOM
2026-06-16

days on market $1,699,000 Active 162 DOM
2026-06-15

days on market $1,699,000 Active 161 DOM
2026-06-13

days on market $1,699,000 Active 159 DOM
2026-06-09

days on market $1,699,000 Active 155 DOM
2026-06-08

days on market $1,699,000 Active 154 DOM
2026-06-07

days on market $1,699,000 Active 153 DOM
2026-06-04

days on market $1,699,000 Active 150 DOM
2026-06-03

days on market $1,699,000 Active 149 DOM
2026-06-02

days on market $1,699,000 Active 148 DOM

ⓘ 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: $6,612 · $551/mo
Projected year-2 tax: $17,662 · $1,472/mo
Expected delta: +$11,051/yr (+$921/mo · 167.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $223,381
− Mortgage interest: −$95,170
− Property taxes: −$6,612
− Insurance: −$14,020
− Repairs & maintenance: −$17,870
− Management: −$17,870
− Depreciation: −$49,425
Taxable income: $22,412

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$5,379
After-tax cash flow: $43,543/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 · 9 photos

Excellent 95/100 None rehab

This fully renovated, designer coastal retreat is move-in ready with stunning sunset views and seamless indoor-outdoor flow.

Components & finishes AI

Roof shingle · good

Value-add opportunities

Both Landscaping — Enhances curb appeal and outdoor living space ↑
Both Interior paint — Fresh paint can make a significant difference in the home's appearance ↑

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 60/100

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 · 1,505,262 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: 26% 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 (89%)
Race & ethnicity: White 89% Hispanic / Latino 5% Asian 3% Two or more races 2%
Hispanic origin (detail)
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
#11 JPMorgan Chase New York $278.9B #21 Citigroup New York $170.8B #32 Goldman Sachs New York $126.9B #40 Morgan Stanley New York $107.3B #42 StoneX Group New York $99.9B #58 American Express New York $74.2B #98 TIAA New York $46.9B #273 Mastercard Purchase $28.2B #328 M&T Bank Buffalo $8.8B #392 Voya Financial New York $7.8B
Consumer Goods	9	$162B
#45 PepsiCo Purchase $91.9B #171 Colgate-Palmolive New York $19.5B #207 Estee Lauder New York $15.6B #246 Constellation Brands Victor $10.2B #422 PVH Corp New York $8.6B #364 Tapestry New York $6.7B #420 Ralph Lauren New York $6.6B #460 Steven Madden Long Island City $2.2B #498 Prestige Consumer Healthcare Tarrytown $1.1B
Insurance	4	$225B
#60 MetLife New York $71.0B #69 New York Life Insurance New York $62.6B #99 Travelers Companies New York $46.4B #101 AIG New York $44.9B
Telecommunications	2	$144B
#30 Verizon Communications New York $134.8B #297 Altice USA Long Island City $9.1B
Pharmaceuticals	2	$112B
#67 Pfizer New York $63.6B #94 Bristol-Myers Squibb New York $48.3B
Media / Entertainment	2	$69B
#295 Warner Bros. Discovery New York $39.9B #269 Paramount Global New York $28.9B

Price history

+2150.3% since first listed

28 events — show timeline

2026-07-01 Listed $1,699,000 OneKey® MLS as Distributed by MLS Grid
2026-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2026-03-29 Price Changed $1,699,000 OneKey® MLS as Distributed by MLS Grid
2026-01-05 Listed $1,749,999 OneKey® MLS as Distributed by MLS Grid
2025-12-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2025-10-02 Relisted — OneKey® MLS as Distributed by MLS Grid
2025-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2025-08-04 Price Changed $1,749,999 OneKey® MLS as Distributed by MLS Grid
2025-07-23 Relisted — OneKey® MLS as Distributed by MLS Grid
2025-06-23 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
2023-09-26 Sold (Public Records) $1,350,000 Public Records
2023-08-22 Sold (MLS) $1,350,000 OneKey® MLS as Distributed by MLS Grid
2023-07-20 Pending — OneKey® MLS as Distributed by MLS Grid
2023-06-05 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid
2022-03-14 Sold (Public Records) $990,000 Public Records
2021-11-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2020-09-22 Price Changed $1,125,000 OneKey® MLS as Distributed by MLS Grid
2018-02-08 Listed $1,025,000 OneKey® MLS as Distributed by MLS Grid
2017-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2016-11-23 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
2016-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2015-12-29 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
2015-11-11 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
2015-10-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
2015-03-01 Listed $955,000 OneKey® MLS as Distributed by MLS Grid
2006-01-03 Sold (Public Records) $821,500 Public Records
2000-09-26 Sold (Public Records) $500,000 Public Records
1994-05-11 Sold (Public Records) $75,500 Public Records

Property tax history

+1.1%/yr

Latest (2022): $6,612 · +0.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…