900 Dune Rd · West Hampton Dunes, NY 11978

$2,850,000

4 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 75 Days on market

Built 1994 0.36 ac lot $1795/sqft · 10% above area Est $3737k · 24% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Schools +4.8/10.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ROOM FOR A POOL! This enchanting beach home is elegantly decorated as an European villa and INCLUDES A DEEDED PRIVATE OCEANFRONT WALKWAY & DECK ON THE OCEAN mere steps away! The Owner Purchased this Oceanfront Property which Now Includes a Walkway, Deck, & Sitting area Additionally & Separately from 900 Dune a few months later. May Add 2 Additional Floors as well as extend the Main Floor as per current Building Code! With Still Room for a Pickle Ball Court! Completely furnished and outfitted, it is available for turnkey enjoyment and pleasure! Perfect for guests and friends, investment opportunity for year-round rentals and/or combo! Has Central Air & Heat, abundant parking, large bedrooms, indoor/outdoor stereo, wraparound deck w BBQ and dining set for al fresco meals and majestic sunsets and water views surrounded by acres of protected parkland for ultimate privacy! A sunlit great room with cathedral ceiling, 2 skylights, fireplace with to-ceiling brick surround, gorgeous water views, double French doors, peg-n-hole premium hardwood floors, elegant dining area. Gourmet kitchen with top of the line SS appliances. W/D area. Outdoor shower. and much more! "The sea, once it casts its spell, holds one in its net of wonder forever." Live at 900 Dune Road and be enchanted too! Additional information: Appearance: excellent, Separate Hotwater Heater: Y. Realtors Welcome, though with Only Pre-Qualified Buyers, yet with no exclusives given.

Key facts

• Room for a pool
• Gourmet kitchen
• Outdoor shower

Tags

• DECK ON THE OCEAN
• ROOM FOR A POOL
• ROOM FOR A PICKLE BALL COURT
• GOURMET KITCHEN
• OUTDOOR SHOWER
• WRAPAROUND DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2.85M.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.52M (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.26M (20.8% below list).
• Recommended offer: $2.26M (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,117 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing D, amenities F, commute F.
• Remsenburg-Speonk Union Free School District (suburban): math 60% / reading 40% proficiency, ranked #389 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $22,575/mo this rent would consume 216% 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 $305k of equity ($20k loan paydown + $285k 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 ~$490k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($2.68M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $1.39M; list at $2.85M implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,257,484 (20.8% 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 75 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $3,737,157
• List price: $2,850,000
• Delta: -23.74%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Dune Rd Unit B	0.41mi	3/3.0 (-1)	1,591 (+0%)	8mo	$2,375,000	$1,493	65

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $1,407,056
• Equity at exit: $2,567,506

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $4,259,350
• Equity at exit: $5,536,923

Cash invested: $798,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $22,575 medium
• Mortgage (P&I): −$14,946
• Tax est. 1.5%: −$3,562 /mo · $42,750/yr
• Insurance: −$1,188
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,741
• Net cashflow: $-2,288

Break-even live

Break-even rent $25,471

Max offer price $2,518,904

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-1,303	+0% $-2,288	+5% $-3,273	+10% $-4,258
Rent	-10% $-4,072	-5% $-3,180	+0% $-2,288	+5% $-1,396	+10% $-505
Rate	-1.0pp $-853	-0.5pp $-1,563	base $-2,288	+0.5pp $-3,027	+1.0pp $-3,778

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: $712,500
• Closing costs: $85,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
898 Dune Rd Westhampton Beach, NY	3.0	1.5	1254	$15,000	$11.96	1d	1	0.05mi
846 Dune Rd Westhampton Beach, NY	3.0	2.0	1100	$13,000	$11.82	1d	1	0.37mi

Listing history 27 events

1. 2026-06-18
   days on market $2,850,000 Active 75 DOM
2. 2026-06-17
   days on market $2,850,000 Active 74 DOM
3. 2026-06-16
   days on market $2,850,000 Active 73 DOM
4. 2026-06-15
   days on market $2,850,000 Active 72 DOM
5. 2026-06-13
   days on market $2,850,000 Active 70 DOM
6. 2026-06-13
   days on market $2,850,000 Active 69 DOM
7. 2026-06-09
   days on market $2,850,000 Active 66 DOM
8. 2026-06-08
   days on market $2,850,000 Active 65 DOM
9. 2026-06-07
   days on market $2,850,000 Active 64 DOM
10. 2026-06-04
    days on market $2,850,000 Active 61 DOM
11. 2026-06-03
    days on market $2,850,000 Active 60 DOM
12. 2026-06-02
    days on market $2,850,000 Active 59 DOM
13. 2026-06-01
    days on market $2,850,000 Active 58 DOM
14. 2026-05-31
    days on market $2,850,000 Active 57 DOM
15. 2026-04-04
    listed $2,850,000 Active 1483-char remark

    Show marketing remark (1483 chars)

    ROOM FOR A POOL! This enchanting beach home is elegantly decorated as an European villa and INCLUDES A DEEDED PRIVATE OCEANFRONT WALKWAY & DECK ON THE OCEAN mere steps away! The Owner Purchased this Oceanfront Property which Now Includes a Walkway, Deck, & Sitting area Additionally & Separately from 900 Dune a few months later. May Add 2 Additional Floors as well as extend the Main Floor as per current Building Code! With Still Room for a Pickle Ball Court! Completely furnished and outfitted, it is available for turnkey enjoyment and pleasure! Perfect for guests and friends, investment opportunity for year-round rentals and/or combo! Has Central Air & Heat, abundant parking, large bedrooms, indoor/outdoor stereo, wraparound deck w BBQ and dining set for al fresco meals and majestic sunsets and water views surrounded by acres of protected parkland for ultimate privacy! A sunlit great room with cathedral ceiling, 2 skylights, fireplace with to-ceiling brick surround, gorgeous water views, double French doors, peg-n-hole premium hardwood floors, elegant dining area. Gourmet kitchen with top of the line SS appliances. W/D area. Outdoor shower. and much more! "The sea, once it casts its spell, holds one in its net of wonder forever." Live at 900 Dune Road and be enchanted too! Additional information: Appearance: excellent, Separate Hotwater Heater: Y. Realtors Welcome, though with Only Pre-Qualified Buyers, yet with no exclusives given.

16. 2025-09-15
    historical
17. 2025-05-09
    listed $2,499,000 Active
18. 2025-05-08
    historical
19. 2025-01-30
    price $2,499,000
20. 2024-11-07
    listed $2,550,000 Active
21. 2024-11-04
    historical
22. 2024-08-30
    price $2,550,000
23. 2024-05-17
    price $2,750,000
24. 2024-05-04
    listed $2,500,000 Active
25. 2023-07-20
    historical
26. 2006-03-21
    soldstatus $1,390,000
27. 2002-05-21
    soldstatus $158,500

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 22 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: $270,898
• − Mortgage interest: −$159,644
• − Property taxes: −$42,750
• − Insurance: −$19,368
• − Repairs & maintenance: −$21,672
• − Management: −$21,672
• − Depreciation: −$82,909
• Taxable loss: −$77,118
• Est. tax savings @ 24.0%: +$18,508
• After-tax cash flow: $-8,949/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: Remsenburg-Speonk Union Free School District
• NCES district ID: 3624420
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $79,972
• Composite: 47.7/100
• National rank: #4915
• State rank: #389 of 755 in NY

Livability — West Hampton Dunes

• Score: 56/100
• State rank: #1117
• US rank: #22970

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing D Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hampton Dunes, 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

+1698.1% since first listed

13 events — show timeline

• 2026-04-04 Listed $2,850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-07 Listed $2,550,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Price Changed $2,550,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-17 Price Changed $2,750,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-04 Listed $2,500,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-20 Rental Removed — VLS
• 2006-03-21 Sold (Public Records) $1,390,000 Public Records
• 2002-05-21 Sold (Public Records) $158,500 Public Records

Property tax history

-2.1%/yr

Latest (2024): $4,344 · -50.0% YoY. Source: county tax records.