56 S Country Rd · Westhampton, NY 11977

$1,699,000

3 bd · 3.0 ba · 2,778 sqft · SingleFamily public records · 124 Days on market

Built 1994 Excellent condition 0.97 ac lot $612/sqft · 16% below area Est $2.03M · 16% under

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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 +27.2/30.0
• ARV discount +14.8/15.0
• DSCR +9.5/10.0
• Appreciation +9.4/10.0
• Schools +7.4/10.0
• 1% rule +6.2/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

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

Tags

• FULLY RENOVATED
• DESIGNER COASTAL RETREAT
• STUNNING SUNSET VIEWS
• SEAMLESS INDOOR-OUTDOOR FLOW
• 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 ($53k/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: $1.50M (12.0% 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: 97 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 124 days — a 12% lower offer ($1.50M) 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 $1,495,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $2,030,080
• List price: $1,699,000
• Delta: -16.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 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%)	3mo	$1,350,000	$524	47
57 Jagger Ln	0.23mi	4/3.0 (+1)	2,366 (-15%)	17mo	$1,350,000	$571	46
150 Montauk Hwy	0.73mi	3/3.0	3,050 (+10%)	6mo	$1,180,000	$387	44
15 E Shore Dr	0.68mi	4/2.5 (+1)	2,574 (-7%)	12mo	$1,075,000	$418	39
18 Windwood	0.56mi	3/1.5	2,500 (-10%)	23mo	$1,140,000	$456	32
92 S Country Rd	0.63mi	4/4.0 (+1)	3,176 (+14%)	10mo	$2,931,000	$923	30

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: 30.2%
• Equity multiple: 3.25×
• Total profit: $1,071,197
• Equity at exit: $1,387,363

10-year hold

• IRR: 26.6%
• Equity multiple: 7.11×
• Total profit: $2,906,970
• 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: 15 active · 6 under contract
• Months of supply: 22.5 mo (4%/mo absorbed)
• Median asking: $1,975,000 ($784/sqft)
• Median days on market: 87 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -6.8% 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: 97
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $19,037 medium
• 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
• Vacancy / Maint / Mgmt: −$3,998
• Net cashflow: $4,411

Break-even live

Break-even rent $13,454

Max offer price $1,699,000

Occupancy floor 72%

Sensitivity live

Price	-10% $5,372	-5% $4,891	+0% $4,411	+5% $3,930	+10% $3,449
Rent	-10% $2,907	-5% $3,659	+0% $4,411	+5% $5,163	+10% $5,915
Rate	-1.0pp $5,266	-0.5pp $4,843	base $4,411	+0.5pp $3,970	+1.0pp $3,522

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: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Bay Meadow Ln Westhampton, NY	4.0	4.5	3285	$30,000	$9.13	25d	1	0.34mi
5 Buttercup Ln Westhampton, NY	3.0	3.0	3105	$6,000	$1.93	41d	1	0.56mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	163d	1	0.57mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	146d	1	0.66mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	2496	$25,000	$10.02	5d	1	0.66mi
64 Tanners Neck Ln Westhampton, NY	3.0	3.0	2346	$28,000	$11.94	130d	1	0.68mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	184d	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	128d	1	0.81mi
12 Summit Blvd Westhampton, NY	3.0	2.0	2200	$5,250	$2.39	26d	1	0.92mi
18 Quarter Ct Westhampton, NY	4.0	3.5	2825	$20,000	$7.08	109d	1	0.97mi
18 Sea Gate Ave Westhampton, NY	4.0	4.5	2402	$25,000	$10.41	121d	1	1.03mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	157d	1	1.08mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	10d	1	1.40mi
7 Clay Pit Rd Remsenburg, NY	4.0	3.0	2292	$25,000	$10.91	5d	1	1.45mi

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

1. 2026-11-02
   days on market $1,699,000 Active 124 DOM
2. 2026-11-01
   days on market $1,699,000 Active 123 DOM
3. 2026-10-31
   days on market $1,699,000 Active 122 DOM
4. 2026-10-30
   days on market $1,699,000 Active 121 DOM
5. 2026-10-29
   days on market $1,699,000 Active 120 DOM
6. 2026-10-28
   days on market $1,699,000 Active 119 DOM
7. 2026-10-27
   days on market $1,699,000 Active 118 DOM
8. 2026-10-26
   days on market $1,699,000 Active 117 DOM
9. 2026-10-26
   days on market $1,699,000 Active 116 DOM
10. 2026-10-24
    days on market $1,699,000 Active 115 DOM
11. 2026-10-23
    days on market $1,699,000 Active 114 DOM
12. 2026-10-22
    days on market $1,699,000 Active 113 DOM
13. 2026-10-21
    days on market $1,699,000 Active 112 DOM
14. 2026-10-20
    days on market $1,699,000 Active 111 DOM
15. 2026-10-19
    days on market $1,699,000 Active 110 DOM
16. 2026-10-18
    days on market $1,699,000 Active 109 DOM
17. 2026-10-17
    days on market $1,699,000 Active 108 DOM
18. 2026-10-16
    days on market $1,699,000 Active 107 DOM
19. 2026-10-15
    days on market $1,699,000 Active 106 DOM
20. 2026-10-14
    days on market $1,699,000 Active 105 DOM
21. 2026-10-13
    days on market $1,699,000 Active 104 DOM
22. 2026-10-12
    days on market $1,699,000 Active 103 DOM
23. 2026-10-11
    days on market $1,699,000 Active 102 DOM
24. 2026-10-10
    days on market $1,699,000 Active 101 DOM
25. 2026-10-09
    days on market $1,699,000 Active 100 DOM
26. 2026-10-08
    days on market $1,699,000 Active 99 DOM
27. 2026-10-07
    days on market $1,699,000 Active 98 DOM
28. 2026-10-06
    days on market $1,699,000 Active 97 DOM
29. 2026-10-05
    days on market $1,699,000 Active 96 DOM
30. 2026-10-04
    days on market $1,699,000 Active 95 DOM
31. 2026-10-04
    days on market $1,699,000 Active 94 DOM
32. 2026-10-02
    days on market $1,699,000 Active 93 DOM
33. 2026-10-01
    days on market $1,699,000 Active 92 DOM
34. 2026-09-30
    days on market $1,699,000 Active 91 DOM
35. 2026-09-29
    days on market $1,699,000 Active 90 DOM
36. 2026-09-28
    days on market $1,699,000 Active 89 DOM
37. 2026-09-27
    days on market $1,699,000 Active 88 DOM
38. 2026-09-26
    days on market $1,699,000 Active 87 DOM
39. 2026-09-25
    days on market $1,699,000 Active 86 DOM
40. 2026-09-24
    days on market $1,699,000 Active 85 DOM
41. 2026-09-23
    days on market $1,699,000 Active 84 DOM
42. 2026-09-22
    days on market $1,699,000 Active 83 DOM
43. 2026-09-21
    days on market $1,699,000 Active 82 DOM
44. 2026-09-20
    days on market $1,699,000 Active 81 DOM
45. 2026-09-19
    days on market $1,699,000 Active 80 DOM
46. 2026-09-18
    days on market $1,699,000 Active 79 DOM
47. 2026-09-17
    days on market $1,699,000 Active 78 DOM
48. 2026-09-16
    days on market $1,699,000 Active 77 DOM
49. 2026-09-15
    days on market $1,699,000 Active 76 DOM
50. 2026-09-14
    days on market $1,699,000 Active 75 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

Taxation est. · year 1

• Rental income: $228,449
• − Mortgage interest: −$95,170
• − Property taxes: −$6,612
• − Insurance: −$14,020
• − Repairs & maintenance: −$18,276
• − Management: −$18,276
• − Depreciation: −$49,425
• Taxable income: $26,670
• Est. tax owed @ 24.0%: −$6,401
• After-tax cash flow: $46,526/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

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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%

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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%
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 4% Korean 2%

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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

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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

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

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.