19 Montauk Hwy #4 · Westhampton, NY 11977

$845,000

2 bd · 2.0 ba · 1,736 sqft · SingleFamily · 528 Days on market

Built 2023 1,279 sqft lot ↓ 23% since listing

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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 +19.8/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to The Enclave, the Hamptons' newest condominium development nestled in the heart of Westhampton. Spanning an expansive 1.7 acres, this newly constructed development offers the epitome of Hamptons luxury and convenience. Each spacious unit, spanning around 1,375+/- square feet, showcases thoughtful design with 2 bedrooms, 2 bathrooms, and a modern kitchen adorned with stainless steel appliances. Additional amenities abound, featuring an additional 350+/- square feet of finished lower level space, with 10' celling height, a separate one-car garage, a covered porch, and a rear deck-all just moments away from the village and ocean beaches. The Enclave elevates communal living with its

Key facts

• Built 2023
• Listed 528 days

🏗️ New construction. The $845,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,506,848.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $845k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $845k).
• Recommended offer: $744k (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 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) — zoned schools at 25% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $15,439/mo this rent would consume 122% 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 $143k of equity ($10k loan paydown + $133k 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 $422k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$230k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 528 days — a 12% lower offer ($744k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $405k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $743,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 528 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $1,506,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Montauk Hwy	0.13mi	3/2.0 (+1)	1,515 (-13%)	24mo	$750,000	$495	48
37 School St	0.75mi	3/2.0 (+1)	1,618 (-7%)	10mo	$1,405,000	$868	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: 25.6%
• Equity multiple: 2.93×
• Total profit: $815,069
• Equity at exit: $1,230,456

10-year hold

• IRR: 22.8%
• Equity multiple: 6.42×
• Total profit: $2,288,479
• Equity at exit: $2,529,012

Cash invested: $421,917 (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: 4.6×

Monthly cashflow live

• Estimated rent: $15,439 medium
• Mortgage (P&I): −$7,902
• Tax est. 1.5%: −$1,884 /mo · $22,603/yr
• Insurance: −$628
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,242
• Net cashflow: $1,783

Break-even live

Break-even rent $13,182

Max offer price $1,506,848

Occupancy floor 83%

Sensitivity live

Price	-10% $2,825	-5% $2,304	+0% $1,783	+5% $1,263	+10% $742
Rent	-10% $564	-5% $1,173	+0% $1,783	+5% $2,393	+10% $3,003
Rate	-1.0pp $2,542	-0.5pp $2,167	base $1,783	+0.5pp $1,393	+1.0pp $996

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: $376,712
• Closing costs: $45,205
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.23mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.53mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	0.55mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	0.57mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.59mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	44d	1	1.03mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	25d	1	1.26mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	44d	1	1.32mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	25d	1	1.32mi

Listing history 15 events

1. 2025-09-19
   status Pending
2. 2025-06-11
   price $845,000
3. 2025-06-11
   status Active
4. 2024-12-10
   status Pending
5. 2024-12-05
   status Active
6. 2024-11-30
   historical
7. 2024-07-15
   price $795,000
8. 2024-06-09
   price $895,000
9. 2024-03-13
   price $995,000
10. 2024-02-08
    price $1,099,000
11. 2023-10-04
    listed $1,250,000 Active
12. 2023-02-01
    status Active
13. 2022-12-01
    status Active
14. 2022-09-21
    historical
15. 2022-04-26
    listed $1,099,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $185,267
• − Mortgage interest: −$84,407
• − Property taxes: −$22,603
• − Insurance: −$7,534
• − Repairs & maintenance: −$14,821
• − Management: −$14,821
• − Depreciation: −$43,836
• Taxable loss: −$2,755
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $22,060/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

-23.1% since first listed

15 events — show timeline

• 2025-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $845,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-12-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-09 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-13 Price Changed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-08 Price Changed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-04 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-12-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-09-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-04-26 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid