56 S Country Rd · Westhampton, NY 11977

$1,699,000

3 bd · 3.0 ba · 2,778 sqft · SingleFamily public records · 164 Days on market

Built 1994 0.97 ac lot $612/sqft · 15% below area Est $1995k · 15% 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 +26.9/30.0
• ARV discount +14.2/15.0
• Appreciation +9.4/10.0
• DSCR +9.3/10.0
• Schools +6.6/10.0
• 1% rule +6.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

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. Every room reflects thoughtful, upscale upgrades, including: • All-new kitchen + designer bathrooms • Fresh interior + exterior paint • Custom landscaping + hardscape • Dedicated home gym • New pool heater and smart home features • Fire Pit This home offers the perfect blend of modern style and natural serenity, whether hosting summer dinners al fresco, birdwatching from your living room, or winding down in the spa-like primary suite. Move-in ready and minutes from ocean beaches, this is a rare opportunity to own a low-maintenance, high-style Hamptons retreat with protected views and unmatched tranquility.

Key facts

• Indoor-outdoor flow
• Coastal retreat
• Sunset views

Tags

• COASTAL RETREAT
• SUNSET VIEWS
• INDOOR-OUTDOOR FLOW
• NEW TREX DECK
• HEATED POOL
• FIREPIT LOUNGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $4k ($51k/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-, 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: 63 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $18,856/mo this rent would consume 149% 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 $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 164 days — a 12% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 9 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 164 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: 1.11% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,994,984
• List price: $1,699,000
• Delta: -14.84%
• 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
57 Jagger Ln	0.23mi	4/3.0 (+1)	2,366 (-15%)	12mo	$1,350,000	$571	49
150 Montauk Hwy	0.73mi	3/3.0	3,050 (+10%)	2mo	$1,180,000	$387	48
8 Woodcock Ln	0.48mi	3/3.5	2,572 (-7%)	22mo	$2,100,000	$816	45
15 E Shore Dr	0.68mi	4/2.5 (+1)	2,574 (-7%)	7mo	$1,075,000	$418	43
18 Windwood	0.56mi	3/1.5	2,500 (-10%)	18mo	$1,140,000	$456	36
92 S Country Rd	0.63mi	4/4.0 (+1)	3,176 (+14%)	5mo	$2,931,000	$923	34

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: 29.9%
• Equity multiple: 3.23×
• Total profit: $1,062,060
• Equity at exit: $1,387,363

10-year hold

• IRR: 26.4%
• Equity multiple: 7.07×
• Total profit: $2,887,242
• 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 →

ZIP-level market 11977

• Home prices YoY: 2.3%
• Active inventory: 63
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $18,856 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: −$3,960
• Net cashflow: $4,267

Break-even live

Break-even rent $13,454

Max offer price $1,699,000

Occupancy floor 72%

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	21d	1	0.57mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	5d	1	0.66mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	0.73mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.75mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	1d	1	0.81mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	1.08mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	43d	1	1.40mi

Listing history 39 events

1. 2026-06-18
   days on market $1,699,000 Active 164 DOM
2. 2026-06-17
   days on market $1,699,000 Active 163 DOM
3. 2026-06-16
   days on market $1,699,000 Active 162 DOM
4. 2026-06-15
   days on market $1,699,000 Active 161 DOM
5. 2026-06-13
   days on market $1,699,000 Active 159 DOM
6. 2026-06-09
   days on market $1,699,000 Active 155 DOM
7. 2026-06-08
   days on market $1,699,000 Active 154 DOM
8. 2026-06-07
   days on market $1,699,000 Active 153 DOM
9. 2026-06-04
   days on market $1,699,000 Active 150 DOM
10. 2026-06-03
    days on market $1,699,000 Active 149 DOM
11. 2026-06-02
    days on market $1,699,000 Active 148 DOM
12. 2026-06-01
    days on market $1,699,000 Active 147 DOM
13. 2026-05-31
    days on market $1,699,000 Active 146 DOM
14. 2026-03-29
    price $1,699,000 1177-char remark

    Show marketing remark (1177 chars)

    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. Every room reflects thoughtful, upscale upgrades, including: • All-new kitchen + designer bathrooms • Fresh interior + exterior paint • Custom landscaping + hardscape • Dedicated home gym • New pool heater and smart home features • Fire Pit This home offers the perfect blend of modern style and natural serenity, whether hosting summer dinners al fresco, birdwatching from your living room, or winding down in the spa-like primary suite. Move-in ready and minutes from ocean beaches, this is a rare opportunity to own a low-maintenance, high-style Hamptons retreat with protected views and unmatched tranquility.

15. 2026-01-05
    listed $1,749,999 Active 1177-char remark

    Show marketing remark (1177 chars)

    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. Every room reflects thoughtful, upscale upgrades, including: • All-new kitchen + designer bathrooms • Fresh interior + exterior paint • Custom landscaping + hardscape • Dedicated home gym • New pool heater and smart home features • Fire Pit This home offers the perfect blend of modern style and natural serenity, whether hosting summer dinners al fresco, birdwatching from your living room, or winding down in the spa-like primary suite. Move-in ready and minutes from ocean beaches, this is a rare opportunity to own a low-maintenance, high-style Hamptons retreat with protected views and unmatched tranquility.

16. 2025-12-24
    historical
17. 2025-10-02
    status Active
18. 2025-10-01
    historical
19. 2025-08-04
    price $1,749,999
20. 2025-07-23
    status Active
21. 2025-06-23
    listed $1,799,000 Active
22. 2023-09-26
    soldstatus $1,350,000
23. 2023-08-22
    soldstatus $1,350,000 Closed
24. 2023-07-20
    status Pending
25. 2023-06-05
    listed $1,495,000 Active
26. 2022-03-14
    soldstatus $990,000
27. 2021-11-05
    historical
28. 2020-09-22
    price $1,125,000
29. 2018-02-08
    listed $1,025,000 New
30. 2017-05-21
    historical
31. 2016-11-23
    listed $899,000 New
32. 2016-11-09
    historical
33. 2015-12-29
    price $899,000
34. 2015-11-11
    listed $950,000 New
35. 2015-10-30
    historical
36. 2015-03-01
    listed $955,000
37. 2006-01-03
    soldstatus $821,500
38. 2000-09-26
    soldstatus $500,000
39. 1994-05-11
    soldstatus $75,500

ⓘ 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 6/10 Major FEMA zone AE · 57% 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: $226,271
• − Mortgage interest: −$95,170
• − Property taxes: −$6,612
• − Insurance: −$14,020
• − Repairs & maintenance: −$18,102
• − Management: −$18,102
• − Depreciation: −$49,425
• Taxable income: $24,840
• Est. tax owed @ 24.0%: −$5,962
• After-tax cash flow: $45,244/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

+2150.3% since first listed

26 events — show timeline

• 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.