95 N Summit Blvd · Westhampton, NY 11977

$2,395,000

5 bd · 5.5 ba · 3,916 sqft · SingleFamily public records · 291 Days on market

Built 2025 2.30 ac lot $612/sqft · 13% above area Est $2442k · 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 +19.0/30.0
• Appreciation +9.4/10.0
• ARV discount +8.4/15.0
• Schools +6.6/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the epitome of modern elegance at 95 North Summit Boulevard-a newly built architectural retreat nestled on over 2 acres of manicured, park-like grounds. This private estate offers the perfect fusion of tranquility, space, and high-end design, located just minutes from the heart of Westhampton Beach. Boasting 4,500 square feet of thoughtfully designed living space above grade with 5 bedrooms and 5.5 bathrooms, this expansive home also features a 2,000-square-foot unfinished basement and an additional 500-square-foot bonus area above the garage-directly accessible from the primary suite. This versatile space is ideal for a future gym, home office, or private studio. Inside, the layout has been curated for both comfort and function, featuring multiple en suite bedrooms, each with generous closet space and spa-inspired baths. The primary suite serves as a true sanctuary, complete with dual walk-in closets, a luxuriously appointed bathroom, and private access to the flexible bonus area. An open-concept main level welcomes you with a grand foyer, flowing seamlessly into spacious living and dining areas. The chef's kitchen is a culinary dream, outfitted with premium Bosch appliances, a Sharp microwave, and XO wine and beverage coolers. For added convenience, the home includes dual laundry stations with LG and Samsung washers and dryers on each floor. Step outside into your own resort-style backyard, featuring a heated gunite pool and surrounded by a custom mahogany deck that transitions to a generous bluestone patio. A dreamy walkway leads to the welcoming front entrance, while a pickleball sport court and three-car garage add to the impressive amenities. Located in a serene, tree-lined enclave, this property offers an unrivaled sense of privacy while remaining just a short drive from the boutiques, dining, and pristine beaches of Westhampton's vibrant Main Street. Experience elevated Hamptons living-where every detail is designed for luxurious comfort and effortless entertaining

Key facts

• Dual walk-in closets
• Unfinished basement
• 2.3 acre lot

Tags

• MANICURED PARK-LIKE GROUNDS
• UNFINISHED BASEMENT
• BONUS AREA ABOVE GARAGE
• MULTIPLE EN SUITE BEDROOMS
• DUAL WALK-IN CLOSETS
• LUXURIOUSLY APPOINTED BATHROOM

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $2.40M).
• Recommended offer: $2.11M (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: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $24,131/mo this rent would consume 191% 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 $228k of equity ($17k loan paydown + $211k 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 $671k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$365k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $500k; list at $2.40M implies a 379% gain — meaningful room to come down on a strong offer.

Recommended offer $2,107,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 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 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $2,441,633
• List price: $2,395,000
• Delta: -1.91%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Quarter Ct	0.67mi	4/3.5 (-1)	3,700 (-6%)	8mo	$2,269,000	$613	40

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: 25.2%
• Equity multiple: 2.90×
• Total profit: $1,274,934
• Equity at exit: $1,955,700

10-year hold

• IRR: 22.5%
• Equity multiple: 6.36×
• Total profit: $3,592,970
• Equity at exit: $4,019,637

Cash invested: $670,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $24,131 medium
• Mortgage (P&I): −$12,560
• Tax est. 1.5%: −$2,994 /mo · $35,925/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,067
• Net cashflow: $2,512

Break-even live

Break-even rent $20,951

Max offer price $2,395,000

Occupancy floor 85%

Sensitivity live

Price	-10% $4,167	-5% $3,339	+0% $2,512	+5% $1,684	+10% $857
Rent	-10% $606	-5% $1,559	+0% $2,512	+5% $3,465	+10% $4,418
Rate	-1.0pp $3,718	-0.5pp $3,121	base $2,512	+0.5pp $1,891	+1.0pp $1,260

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Hollow Ln Westhampton, NY	5.0	3.5	3500	$22,000	$6.29	0d	1	0.64mi
24 N Quarter Rd Westhampton, NY	6.0	3.0	3035	$45,000	$14.83	24d	1	0.69mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	27d	1	0.81mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	0d	1	1.18mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	13d	1	1.24mi
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	46d	1	1.24mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	24d	1	1.34mi
14 Happy Ln Westhampton Beach, NY	5.0	4.5	4211	$55,000	$13.06	27d	1	1.48mi

Listing history 14 events

1. 2026-06-22
   days on market $2,395,000 Active 291 DOM
2. 2026-06-21
   days on market $2,395,000 Active 290 DOM
3. 2026-06-18
   days on market $2,395,000 Active 287 DOM
4. 2026-06-17
   days on market $2,395,000 Active 286 DOM
5. 2026-06-16
   days on market $2,395,000 Active 285 DOM
6. 2026-06-15
   days on market $2,395,000 Active 284 DOM
7. 2026-06-13
   days on market $2,395,000 Active 282 DOM
8. 2026-06-09
   days on market $2,395,000 Active 278 DOM
9. 2026-06-08
   days on market $2,395,000 Active 277 DOM
10. 2026-06-07
    days on market $2,395,000 Active 276 DOM
11. 2026-05-20
    price $2,395,000 2016-char remark

    Show marketing remark (2016 chars)

    Discover the epitome of modern elegance at 95 North Summit Boulevard-a newly built architectural retreat nestled on over 2 acres of manicured, park-like grounds. This private estate offers the perfect fusion of tranquility, space, and high-end design, located just minutes from the heart of Westhampton Beach. Boasting 4,500 square feet of thoughtfully designed living space above grade with 5 bedrooms and 5.5 bathrooms, this expansive home also features a 2,000-square-foot unfinished basement and an additional 500-square-foot bonus area above the garage-directly accessible from the primary suite. This versatile space is ideal for a future gym, home office, or private studio. Inside, the layout has been curated for both comfort and function, featuring multiple en suite bedrooms, each with generous closet space and spa-inspired baths. The primary suite serves as a true sanctuary, complete with dual walk-in closets, a luxuriously appointed bathroom, and private access to the flexible bonus area. An open-concept main level welcomes you with a grand foyer, flowing seamlessly into spacious living and dining areas. The chef's kitchen is a culinary dream, outfitted with premium Bosch appliances, a Sharp microwave, and XO wine and beverage coolers. For added convenience, the home includes dual laundry stations with LG and Samsung washers and dryers on each floor. Step outside into your own resort-style backyard, featuring a heated gunite pool and surrounded by a custom mahogany deck that transitions to a generous bluestone patio. A dreamy walkway leads to the welcoming front entrance, while a pickleball sport court and three-car garage add to the impressive amenities. Located in a serene, tree-lined enclave, this property offers an unrivaled sense of privacy while remaining just a short drive from the boutiques, dining, and pristine beaches of Westhampton's vibrant Main Street. Experience elevated Hamptons living-where every detail is designed for luxurious comfort and effortless entertaining

12. 2025-08-26
    listed $2,495,000 Active 2016-char remark

    Show marketing remark (2016 chars)

    Discover the epitome of modern elegance at 95 North Summit Boulevard-a newly built architectural retreat nestled on over 2 acres of manicured, park-like grounds. This private estate offers the perfect fusion of tranquility, space, and high-end design, located just minutes from the heart of Westhampton Beach. Boasting 4,500 square feet of thoughtfully designed living space above grade with 5 bedrooms and 5.5 bathrooms, this expansive home also features a 2,000-square-foot unfinished basement and an additional 500-square-foot bonus area above the garage-directly accessible from the primary suite. This versatile space is ideal for a future gym, home office, or private studio. Inside, the layout has been curated for both comfort and function, featuring multiple en suite bedrooms, each with generous closet space and spa-inspired baths. The primary suite serves as a true sanctuary, complete with dual walk-in closets, a luxuriously appointed bathroom, and private access to the flexible bonus area. An open-concept main level welcomes you with a grand foyer, flowing seamlessly into spacious living and dining areas. The chef's kitchen is a culinary dream, outfitted with premium Bosch appliances, a Sharp microwave, and XO wine and beverage coolers. For added convenience, the home includes dual laundry stations with LG and Samsung washers and dryers on each floor. Step outside into your own resort-style backyard, featuring a heated gunite pool and surrounded by a custom mahogany deck that transitions to a generous bluestone patio. A dreamy walkway leads to the welcoming front entrance, while a pickleball sport court and three-car garage add to the impressive amenities. Located in a serene, tree-lined enclave, this property offers an unrivaled sense of privacy while remaining just a short drive from the boutiques, dining, and pristine beaches of Westhampton's vibrant Main Street. Experience elevated Hamptons living-where every detail is designed for luxurious comfort and effortless entertaining

13. 2022-03-29
    soldstatus $500,000
14. 2008-03-19
    soldstatus $13,000

ⓘ 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: $289,567
• − Mortgage interest: −$134,157
• − Property taxes: −$35,925
• − Insurance: −$11,975
• − Repairs & maintenance: −$23,165
• − Management: −$23,165
• − Depreciation: −$69,673
• Taxable loss: −$8,494
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $32,181/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

+18323.1% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $2,395,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Listed $2,495,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-29 Sold (Public Records) $500,000 Public Records
• 2008-03-19 Sold (Public Records) $13,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $145 · +0.0% YoY. Source: county tax records.