61 Brittany Ln · Westhampton Beach, NY 11978

$899,999

2 bd · 2.0 ba · 1,447 sqft · Townhouse public records · 30 Days on market

Built 1998 865 sqft lot $622/sqft · 8% above area Est $834k · 8% over $728/mo HOA · 5% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• ARV discount +4.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully renovated three-story condominium offering 2 bedrooms and 2.5 bathrooms in desirable Patio Villas. Renovated approximately three years ago, this inviting home features tasteful interior finishes throughout, including wood flooring, crown molding, recessed lighting, beautifully updated bathrooms, kitchen facelift, and a finished basement with a refreshed modern feel. Step into a bright and welcoming foyer that opens to an airy open-concept layout, ideal for both everyday living and entertaining. The main level includes custom built-ins, new fireplace surround, a stylish powder room and a french door leading to a private backyard area perfect for outdoor dining, barbecuing, or rel

Key facts

• $728 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Patio Villas Condominium association; Monthly association fee; Association amenities include clubhouse, landscaping and grounds maintenance, parking, pool, snow removal, and trash service; Association covers common area maintenance, exterior maintenance, grounds care, pool service, sewer and water

Exterior

• Parking: Attached garage; One garage space; Driveway; Common parking lot
• Utilities: Shared septic; Cable available and connected; Electricity available and connected; Water available and connected; Sewer available and connected; Private trash collection
• Home design: Townhouse; Condominium; Entry level: 1
• Construction: Wood siding construction; Finished basement; Pull-down attic stairs
• Exterior features: Wood siding; Outdoor space; Community pool

Interior

• Kitchen: Electric oven/range; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: Entry level: 1
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Crown molding; Double vanity; Entrance foyer; Formal dining; Natural woodwork; Open floorplan; Primary bathroom; Recessed lighting; Walk-in closet(s); Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $900k.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $900k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 9.3% in Westhampton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 112 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $15,677/mo this rent would consume 150% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $648k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $886,499 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.89%
• DSCR: 2.15
• GRM: 4.8

CMA / ARV

• ARV (median comp): $834,448
• List price: $899,999
• Delta: 7.86%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Brittany Ln	0.02mi	2/2.5	1,447 (0%)	1mo	$810,000	$560	96
30 Brittany Ln #30	0.15mi	2/3.5	1,427 (-1%)	2mo	$840,000	$589	83
7 Brittany Ln	0.03mi	2/2.0	1,363 (-6%)	12mo	$800,000	$587	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 4.32×
• Total profit: $837,144
• Equity at exit: $810,790

10-year hold

• IRR: 37.9%
• Equity multiple: 9.71×
• Total profit: $2,194,285
• Equity at exit: $1,748,500

Cash invested: $252,000 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $15,677 medium
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA: −$728
• Vacancy / Maint / Mgmt: −$3,292
• Net cashflow: $5,437

Break-even live

Break-even rent $8,795

Max offer price $899,999

Occupancy floor 60%

Sensitivity live

Price	-10% $6,059	-5% $5,748	+0% $5,437	+5% $5,126	+10% $4,815
Rent	-10% $4,199	-5% $4,818	+0% $5,437	+5% $6,056	+10% $6,676
Rate	-1.0pp $5,890	-0.5pp $5,666	base $5,437	+0.5pp $5,204	+1.0pp $4,967

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	0.28mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.44mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.48mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.83mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.06mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	25d	1	1.22mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	25d	1	1.28mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	44d	1	1.28mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	44d	1	1.30mi

HOA detail

• Monthly dues: $728 · $8,736/yr

Listing history 13 events

1. 2026-06-13
   statusdays on market $899,999 Pending 30 DOM
2. 2026-06-09
   days on market $899,999 Active 27 DOM
3. 2026-06-08
   days on market $899,999 Active 26 DOM
4. 2026-06-07
   days on market $899,999 Active 25 DOM
5. 2026-06-04
   days on market $899,999 Active 22 DOM
6. 2026-06-03
   days on market $899,999 Active 21 DOM
7. 2026-06-02
   days on market $899,999 Active 20 DOM
8. 2026-06-01
   days on market $899,999 Active 19 DOM
9. 2026-05-31
   days on market $899,999 Active 18 DOM
10. 2026-05-14
    listed $899,999 Active 1215-char remark
11. 2026-05-01
    historical $899,999 1215-char remark
12. 2023-02-06
    soldstatus $648,000
13. 2023-02-06
    soldstatus $648,000

ⓘ 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: $188,124
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$15,050
• − Management: −$15,050
• − HOA: −$8,736
• − Depreciation: −$26,182
• Taxable income: $54,693
• Est. tax owed @ 24.0%: −$13,126
• After-tax cash flow: $52,120/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 Beach

• Score: 64/100
• State rank: #740
• US rank: #14093

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 Beach, NY
• County: Suffolk County · 679,920 people
• City population: 4,705
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 13.02%
• Current HPI: 460.3964
• 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

+38.9% since first listed

5 events — show timeline

• 2026-06-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $899,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $899,999 OneKey® MLS as Distributed by MLS Grid
• 2023-02-06 Sold (Public Records) $648,000 Public Records
• 2023-02-06 Sold (Public Records) $648,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $900 · +11.9% YoY. Source: county tax records.