17 Sophia Ct · Westhampton, NY 11977

$2,950,000

5 bd · 5.5 ba · 4,000 sqft · Land · 217 Days on market

Built 2026 1.44 ac lot $738/sqft · 25% above area Est $2354k · 25% over

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Why this score? — see what drove the D 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 +10.8/30.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

New construction in Westhampton on 1.5+/- acres. This 4,000 sq ft, 5 bedroom, 5 and one-half bathroom villa is tucked away on a cul-de-sac for privacy. Heated gunite saltwater pool and spa. Room for tennis or pickleball. Pool house is an option. Add your touches pre-construction. Completion scheduled late summer-early fall 2026

Key facts

• New construction
• Spa
• Room for tennis

Tags

• NEW CONSTRUCTION
• CUL-DE-SAC
• HEATED GUNITE SALTWATER POOL
• SPA
• ROOM FOR TENNIS
• ROOM FOR PICKLEBALL

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath land listed at $2.95M.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.75M (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.41M (18.3% below list).
• Recommended offer: $2.41M (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 9.1% in Westhampton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $24,111/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 $281k of equity ($20k loan paydown + $260k 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.
• By year 2, paydown + projected appreciation supports a ~$450k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($2.60M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $650k; list at $2.95M implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,411,068 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $2,354,169
• List price: $2,950,000
• Delta: 25.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.55×
• Total profit: $1,283,744
• Equity at exit: $2,408,900

10-year hold

• IRR: 18.7%
• Equity multiple: 5.61×
• Total profit: $3,806,773
• Equity at exit: $4,951,119

Cash invested: $826,000 (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: 63
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $24,111 medium
• Mortgage (P&I): −$15,470
• Tax est. 1.5%: −$3,688 /mo · $44,250/yr
• Insurance: −$1,229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,063
• Net cashflow: $-1,406

Break-even live

Break-even rent $25,890

Max offer price $2,746,577

Occupancy floor —

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: $737,500
• Closing costs: $88,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 N Quarter Rd Westhampton, NY	6.0	3.0	3035	$45,000	$14.83	22d	1	0.44mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	1d	1	0.89mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	22d	1	0.94mi
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	44d	1	1.16mi
6 Bay Meadow Ln Westhampton, NY	6.0	5.0	3500	$40,000	$11.43	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $2,950,000 Active 217 DOM
2. 2026-06-17
   days on market $2,950,000 Active 216 DOM
3. 2026-06-16
   days on market $2,950,000 Active 215 DOM
4. 2026-06-15
   days on market $2,950,000 Active 214 DOM
5. 2026-06-13
   days on market $2,950,000 Active 212 DOM
6. 2026-06-09
   days on market $2,950,000 Active 208 DOM
7. 2026-06-08
   days on market $2,950,000 Active 207 DOM
8. 2026-06-07
   days on market $2,950,000 Active 206 DOM
9. 2026-06-04
   days on market $2,950,000 Active 203 DOM
10. 2026-06-03
    days on market $2,950,000 Active 202 DOM
11. 2026-06-02
    days on market $2,950,000 Active 201 DOM
12. 2026-06-01
    days on market $2,950,000 Active 200 DOM
13. 2026-05-31
    days on market $2,950,000 Active 199 DOM
14. 2025-11-12
    listed $2,950,000 Active 332-char remark

    Show marketing remark (332 chars)

    New construction in Westhampton on 1.5+/- acres. This 4,000 sq ft, 5 bedroom, 5 and one-half bathroom villa is tucked away on a cul-de-sac for privacy. Heated gunite saltwater pool and spa. Room for tennis or pickleball. Pool house is an option. Add your touches pre-construction. Completion scheduled late summer-early fall 2026

15. 2024-11-04
    historical
16. 2024-05-28
    status Active
17. 2024-05-28
    price $775,000
18. 2024-05-24
    historical
19. 2022-05-30
    listed $875,000 Active
20. 2005-12-23
    soldstatus $650,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $289,328
• − Mortgage interest: −$165,246
• − Property taxes: −$44,250
• − Insurance: −$15,548
• − Repairs & maintenance: −$23,146
• − Management: −$23,146
• − Depreciation: −$85,818
• Taxable loss: −$67,826
• Est. tax savings @ 24.0%: +$16,278
• After-tax cash flow: $-591/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

+353.8% since first listed

7 events — show timeline

• 2025-11-12 Listed $2,950,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-05-28 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-30 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2005-12-23 Sold (Public Records) $650,000 Public Records

Property tax history

+4.0%/yr

Latest (2022): $2,985 · +0.0% YoY. Source: county tax records.