260 Dune Unit 101G · Westhampton Beach, NY 11978

$1,895,000

3 bd · 2.0 ba · 1,460 sqft · Condo · 116 Days on market

Built 1974 Good condition $1298/sqft · at area comps Est $1833k · at est. $2543/mo HOA · 13% of rent ↓ 12% since listing

---

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 +12.6/30.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• ARV discount +6.0/15.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Yardarm’s largest model, fully reimagined and move-in ready, this rare bayfront 3-bedroom residence offers the best of Dune Road living with sweeping sunset water views and private ocean-to-bay amenities. Thoughtfully renovated throughout, the home features an airy open layout designed for effortless entertaining, with spa-like bathrooms, and a sleek chef’s kitchen with quartz surfaces, Fisher & Paykel appliances, and a dramatic waterfall island with seating for five. A wall of glass opens to a waterfront deck overlooking the bay — the perfect setting for evening sunsets and summer gatherings. The generous three-bedroom layout includes a tranquil primary suite, two guest bedrooms, and in-unit laundry for everyday convenience. Residents of Yardarm enjoy two heated gunite pools with lifeguards, three clay tennis courts, kayak, paddle board, and bike storage, on-site management, and direct access to both pristine ocean beach and bay beach. Just one mile from the shops, dining, and village charm of Main Street Westhampton Beach, this turnkey waterfront offering is a rare opportunity and an incredible value to own one of the community’s premier residences.

Key facts

• $2,543 HOA
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $1.90M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.86M (1.8% below list).
• Meets the 1% rule at list price ($19k rent vs $1.90M).
• Recommended offer: $1.72M (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 9.3% in Westhampton Beach — 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 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools 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.
• Market conditions: 112 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); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $19,492/mo this rent would consume 187% 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 $203k of equity ($13k loan paydown + $190k 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.
• By year 2, paydown + projected appreciation supports a ~$326k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($1.72M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $165k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $1,724,450 (9.0% 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 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 8.1

CMA / ARV

• ARV (median comp): $1,832,950
• List price: $1,895,000
• Delta: 3.39%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $1,018,642
• Equity at exit: $1,707,166

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $3,015,443
• Equity at exit: $3,681,568

Cash invested: $530,600 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $19,492 medium
• Mortgage (P&I): −$9,938
• Tax est. 1.5%: −$2,369 /mo · $28,425/yr
• Insurance: −$790
• HOA: −$2,543
• Vacancy / Maint / Mgmt: −$4,093
• Net cashflow: $-240

Break-even live

Break-even rent $19,796

Max offer price $1,860,280

Occupancy floor 96%

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Dune Rd Westhampton Beach, NY	2.0	2.0	900	$45,000	$50.00	44d	1	0.02mi
261 Dune Rd Westhampton Beach, NY	2.0	2.0	950	$35,000	$36.84	24d	1	0.03mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	8d	2	0.06mi
298 Dune Rd Westhampton Beach, NY	3.0	2.0	1800	$50,000	$27.78	24d	1	0.28mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	44d	1	0.89mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	0.91mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	0.94mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	15d	1	1.14mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.23mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	19d	1	1.29mi

HOA detail condo

• Monthly dues: $2,543 · $30,516/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $1,895,000 Active 116 DOM
2. 2026-06-17
   days on market $1,895,000 Active 115 DOM
3. 2026-06-16
   days on market $1,895,000 Active 114 DOM
4. 2026-06-15
   days on market $1,895,000 Active 113 DOM
5. 2026-06-13
   days on market $1,895,000 Active 111 DOM
6. 2026-06-09
   days on market $1,895,000 Active 107 DOM
7. 2026-06-08
   days on market $1,895,000 Active 106 DOM
8. 2026-06-07
   days on market $1,895,000 Active 105 DOM
9. 2026-06-04
   days on market $1,895,000 Active 102 DOM
10. 2026-06-03
    days on market $1,895,000 Active 101 DOM
11. 2026-06-02
    days on market $1,895,000 Active 100 DOM
12. 2026-06-01
    days on market $1,895,000 Active 99 DOM
13. 2026-05-31
    days on market $1,895,000 Active 98 DOM
14. 2026-04-24
    price $1,975,000 1197-char remark

    Show marketing remark (1197 chars)

    Yardarm’s largest model, fully reimagined and move-in ready, this rare bayfront 3-bedroom residence offers the best of Dune Road living with sweeping sunset water views and private ocean-to-bay amenities. Thoughtfully renovated throughout, the home features an airy open layout designed for effortless entertaining, with spa-like bathrooms, and a sleek chef’s kitchen with quartz surfaces, Fisher & Paykel appliances, and a dramatic waterfall island with seating for five. A wall of glass opens to a waterfront deck overlooking the bay — the perfect setting for evening sunsets and summer gatherings. The generous three-bedroom layout includes a tranquil primary suite, two guest bedrooms, and in-unit laundry for everyday convenience. Residents of Yardarm enjoy two heated gunite pools with lifeguards, three clay tennis courts, kayak, paddle board, and bike storage, on-site management, and direct access to both pristine ocean beach and bay beach. Just one mile from the shops, dining, and village charm of Main Street Westhampton Beach, this turnkey waterfront offering is a rare opportunity and an incredible value to own one of the community’s premier residences.

15. 2026-02-23
    listed $2,060,000 Active 1197-char remark

    Show marketing remark (1197 chars)

    Yardarm’s largest model, fully reimagined and move-in ready, this rare bayfront 3-bedroom residence offers the best of Dune Road living with sweeping sunset water views and private ocean-to-bay amenities. Thoughtfully renovated throughout, the home features an airy open layout designed for effortless entertaining, with spa-like bathrooms, and a sleek chef’s kitchen with quartz surfaces, Fisher & Paykel appliances, and a dramatic waterfall island with seating for five. A wall of glass opens to a waterfront deck overlooking the bay — the perfect setting for evening sunsets and summer gatherings. The generous three-bedroom layout includes a tranquil primary suite, two guest bedrooms, and in-unit laundry for everyday convenience. Residents of Yardarm enjoy two heated gunite pools with lifeguards, three clay tennis courts, kayak, paddle board, and bike storage, on-site management, and direct access to both pristine ocean beach and bay beach. Just one mile from the shops, dining, and village charm of Main Street Westhampton Beach, this turnkey waterfront offering is a rare opportunity and an incredible value to own one of the community’s premier residences.

16. 2026-02-20
    historical $2,060,000 1197-char remark

    Show marketing remark (1197 chars)

    Yardarm’s largest model, fully reimagined and move-in ready, this rare bayfront 3-bedroom residence offers the best of Dune Road living with sweeping sunset water views and private ocean-to-bay amenities. Thoughtfully renovated throughout, the home features an airy open layout designed for effortless entertaining, with spa-like bathrooms, and a sleek chef’s kitchen with quartz surfaces, Fisher & Paykel appliances, and a dramatic waterfall island with seating for five. A wall of glass opens to a waterfront deck overlooking the bay — the perfect setting for evening sunsets and summer gatherings. The generous three-bedroom layout includes a tranquil primary suite, two guest bedrooms, and in-unit laundry for everyday convenience. Residents of Yardarm enjoy two heated gunite pools with lifeguards, three clay tennis courts, kayak, paddle board, and bike storage, on-site management, and direct access to both pristine ocean beach and bay beach. Just one mile from the shops, dining, and village charm of Main Street Westhampton Beach, this turnkey waterfront offering is a rare opportunity and an incredible value to own one of the community’s premier residences.

17. 2025-10-16
    historical
18. 2025-08-22
    price $1,980,000
19. 2025-07-31
    listed $2,250,000 Active
20. 2025-07-25
    historical

ⓘ 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: $233,909
• − Mortgage interest: −$106,149
• − Property taxes: −$28,425
• − Insurance: −$9,475
• − Repairs & maintenance: −$18,713
• − Management: −$18,713
• − HOA: −$30,516
• − Depreciation: −$55,127
• Taxable loss: −$33,210
• Est. tax savings @ 24.0%: +$7,970
• After-tax cash flow: $5,091/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This fully renovated 3-bedroom residence offers an effortless approach to Hamptons living with sweeping sunset water views and private ocean-to-bay amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — modern furniture enhances the open layout and adds value
• Both smart home integration — improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — modern furniture enhances the open layout and adds value ↑
• Both smart home integration — improves convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $1,975,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-23 Listed $2,060,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Coming Soon $2,060,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $1,980,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Listed $2,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Coming Soon — OneKey® MLS as Distributed by MLS Grid