5 Leland Dr · Westhampton, NY 11977

$925,000

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 285 Days on market

Built 1991 0.25 ac lot $761/sqft · 5% below area Est $974k · 5% under ↓ 34% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

Key facts

• 0.25 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $9k ($102k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $925k).
• Recommended offer: $814k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 9.1% in Westhampton — 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 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $18,877/mo this rent would consume 150% 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 $88k of equity ($6k loan paydown + $82k 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 $259k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$141k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $470k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $814,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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: 2.04% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.48%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $974,429
• List price: $925,000
• Delta: -5.07%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Rogers Ave	0.71mi	3/2.0	1,232 (+1%)	19mo	$800,000	$649	48
16 Redfield Ln	0.44mi	3/1.5	1,050 (-14%)	10mo	$900,000	$857	47

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: 53.2%
• Equity multiple: 4.76×
• Total profit: $973,425
• Equity at exit: $755,333

10-year hold

• IRR: 47.7%
• Equity multiple: 10.37×
• Total profit: $2,426,332
• Equity at exit: $1,552,470

Cash invested: $259,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $18,877 medium
• Mortgage (P&I): −$4,851
• Tax est. 1.5%: −$1,156 /mo · $13,875/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,964
• Net cashflow: $8,520

Break-even live

Break-even rent $8,092

Max offer price $925,000

Occupancy floor 50%

Sensitivity live

Price	-10% $9,160	-5% $8,840	+0% $8,520	+5% $8,201	+10% $7,881
Rent	-10% $7,029	-5% $7,775	+0% $8,520	+5% $9,266	+10% $10,012
Rate	-1.0pp $8,986	-0.5pp $8,756	base $8,520	+0.5pp $8,281	+1.0pp $8,037

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.56mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.03mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	44d	1	1.06mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	25d	1	1.11mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	25d	1	1.18mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	25d	1	1.18mi

Listing history 20 events

1. 2026-06-18
   days on market $925,000 Active 285 DOM
2. 2026-06-17
   days on market $925,000 Active 284 DOM
3. 2026-06-16
   days on market $925,000 Active 283 DOM
4. 2026-06-15
   days on market $925,000 Active 282 DOM
5. 2026-06-13
   days on market $925,000 Active 280 DOM
6. 2026-06-09
   days on market $925,000 Active 276 DOM
7. 2026-06-08
   days on market $925,000 Active 275 DOM
8. 2026-06-07
   days on market $925,000 Active 274 DOM
9. 2026-06-04
   days on market $925,000 Active 271 DOM
10. 2026-06-03
    days on market $925,000 Active 270 DOM
11. 2026-06-02
    days on market $925,000 Active 269 DOM
12. 2026-06-01
    days on market $925,000 Active 268 DOM
13. 2026-05-31
    days on market $925,000 Active 267 DOM
14. 2026-04-15
    price $925,000 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

15. 2026-03-09
    price $998,000 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

16. 2025-10-02
    price $999,000 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

17. 2025-09-18
    status Active 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

18. 2025-09-15
    price $1,199,999 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

19. 2025-08-22
    listed $1,395,000 Active 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

20. 2025-08-15
    historical $1,395,000 303-char remark

    Show marketing remark (303 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 bathrooms, and a spacious 2-car garage, perfectly situated on a corner lot along a quiet street. Located in a desirable area, this property offers great potential for its next owner. Being sold as is — an excellent opportunity to make it your own!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $226,523
• − Mortgage interest: −$51,814
• − Property taxes: −$13,875
• − Insurance: −$4,625
• − Repairs & maintenance: −$18,122
• − Management: −$18,122
• − Depreciation: −$26,909
• Taxable income: $93,056
• Est. tax owed @ 24.0%: −$22,333
• After-tax cash flow: $79,910/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

-33.7% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $998,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $1,199,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Listed $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Coming Soon $1,395,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2022): $1,574 · +0.0% YoY. Source: county tax records.