580 Dune Rd #5 · Westhampton, NY 11978

$1,999,999

3 bd · 2.5 ba · 150 sqft · Condo public records · 142 Days on market

Built 2010 Excellent condition $13333/sqft · 856% above area Est $2.227M · 10% under $2300/mo HOA · 13% of rent

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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 +14.4/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled in the exclusive Hampton Court & Marina community at 580 Dune Road, Unit #5 offers an unparalleled coastal lifestyle just steps from both bay and ocean. This completely renovated 3 Bedroom, 2.5 Bath unit has been reimagined from the studs and beyond, with the utmost attention to every detail from top to bottom, and designed to impress. From the stunning Chef's kitchen to the open concept living and dining area, the private and sophisticated Primary En-suite, two spacious guest bedrooms, and updated bathrooms, to the full, updated alarm system and brand-new heating and AC and ductwork, this home truly has it all. Enjoy gorgeous sunset and water views from the covered terrace, ocean access, a private marina with a boat slip, a Club House complete with full kitchen and gym, tennis & pickleball courts, heated bayfront saltwater pool, and gas fire pit. 580 Dune Road Unit #5 is more than a beautiful home-it's a retreat in the Hamptons. Whether you're entertaining in the modern kitchen, soaking up sunsets from your balcony, or enjoying the waterfront and sport amenities, this condo offers refined living with endless coastal allure. Schedule your private showing today to experience this rare opportunity firsthand-and make this your forever escape in Westhampton.

Key facts

• Open concept living
• Private marina
• Club house

Tags

• HAMPTON COURT MARINA COMMUNITY
• CHEF'S KITCHEN
• OPEN CONCEPT LIVING
• PRIVATE MARINA
• BOAT SLIP
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $2.00M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.83M (8.6% below list).
• Recommended offer: $1.76M (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 9.2% in Westhampton — 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 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.
• 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.
• Zoned schools: Remsenburg-Speonk Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 122 students, 36% FRL) — zoned schools average 36% FRL vs 10% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $18,273/mo this rent would consume 175% of the median local household income ($125k/yr) (locally 19% 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 $214k of equity ($14k loan paydown + $200k 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 $560k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$344k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($1.76M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $200k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $1,759,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $2,227,221
• List price: $1,999,999
• Delta: -10.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $1,115,245
• Equity at exit: $1,801,758

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $3,264,900
• Equity at exit: $3,885,558

Cash invested: $560,000 (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: 129
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $18,273 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$413 /mo · $4,951/yr
• Insurance: −$833
• HOA: −$2,300
• Vacancy / Maint / Mgmt: −$3,837
• Net cashflow: $402

Break-even live

Break-even rent $17,765

Max offer price $1,999,999

Occupancy floor 93%

Sensitivity live

Price	-10% $1,534	-5% $968	+0% $402	+5% $-164	+10% $-730
Rent	-10% $-1,042	-5% $-320	+0% $402	+5% $1,124	+10% $1,845
Rate	-1.0pp $1,409	-0.5pp $910	base $402	+0.5pp $-117	+1.0pp $-644

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: $500,000
• Closing costs: $60,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 Dune Rd Westhampton Beach, NY	4.0	3.0	2500	$8,500	$3.40	0d	1	0.21mi
620 Dune Rd Westhampton Beach, NY	3.0	2.0	2300	$25,000	$10.87	0d	1	0.24mi
539 Dune Rd Unit 1A Westhampton Beach, NY	3.0	2.0	1400	$24,750	$17.68	0d	1	0.35mi
675 Dune Rd Westhampton Beach, NY	4.0	4.5	3400	$40,000	$11.76	74d	1	0.59mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	68d	1	0.95mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	8d	1	1.03mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	64d	1	1.07mi
409A Dune Rd Westhampton Beach, NY	3.0	1.0	960	$25,000	$26.04	40d	1	1.19mi
800 Dune Rd Westhampton Beach, NY	3.0	2.0	980	$4,500	$4.59	0d	1	1.40mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	36d	1	1.44mi

HOA detail $2,300/mo · $27,600/yr condo

• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $1,999,999 Active 142 DOM
2. 2026-08-06
   days on market $1,999,999 Active 140 DOM
3. 2026-08-05
   days on market $1,999,999 Active 139 DOM
4. 2026-08-04
   days on market $1,999,999 Active 138 DOM
5. 2026-08-03
   days on market $1,999,999 Active 137 DOM
6. 2026-07-31
   days on market $1,999,999 Active 134 DOM
7. 2026-07-30
   days on market $1,999,999 Active 132 DOM
8. 2026-07-28
   days on market $1,999,999 Active 131 DOM
9. 2026-07-26
   days on market $1,999,999 Active 129 DOM
10. 2026-07-24
    days on market $1,999,999 Active 127 DOM
11. 2026-07-23
    days on market $1,999,999 Active 126 DOM
12. 2026-07-22
    days on market $1,999,999 Active 125 DOM
13. 2026-07-21
    days on market $1,999,999 Active 124 DOM
14. 2026-07-20
    days on market $1,999,999 Active 123 DOM
15. 2026-07-18
    days on market $1,999,999 Active 121 DOM
16. 2026-07-18
    days on market $1,999,999 Active 120 DOM
17. 2026-07-16
    days on market $1,999,999 Active 119 DOM
18. 2026-07-15
    days on market $1,999,999 Active 118 DOM
19. 2026-07-14
    days on market $1,999,999 Active 117 DOM
20. 2026-07-13
    days on market $1,999,999 Active 116 DOM
21. 2026-07-13
    days on market $1,999,999 Active 115 DOM
22. 2026-07-11
    days on market $1,999,999 Active 114 DOM
23. 2026-07-10
    days on market $1,999,999 Active 113 DOM
24. 2026-07-09
    days on market $1,999,999 Active 112 DOM
25. 2026-07-07
    days on market $1,999,999 Active 110 DOM
26. 2026-07-06
    days on market $1,999,999 Active 109 DOM
27. 2026-07-06
    days on market $1,999,999 Active 108 DOM
28. 2026-07-05
    days on market $1,999,999 Active 107 DOM
29. 2026-07-03
    days on market $1,999,999 Active 106 DOM
30. 2026-07-02
    days on market $1,999,999 Active 105 DOM
31. 2026-07-01
    days on market $1,999,999 Active 104 DOM
32. 2026-06-30
    days on market $1,999,999 Active 103 DOM
33. 2026-06-29
    days on market $1,999,999 Active 102 DOM
34. 2026-06-28
    price $1,999,999 Active 101 DOM
35. 2026-06-28
    days on market $2,199,999 Active 101 DOM
36. 2026-06-27
    days on market $2,199,999 Active 100 DOM
37. 2026-06-26
    days on market $2,199,999 Active 99 DOM
38. 2026-06-24
    days on market $2,199,999 Active 97 DOM
39. 2026-06-22
    days on market $2,199,999 Active 95 DOM
40. 2026-06-21
    days on market $2,199,999 Active 94 DOM
41. 2026-06-18
    days on market $2,199,999 Active 91 DOM
42. 2026-06-17
    days on market $2,199,999 Active 90 DOM
43. 2026-06-16
    days on market $2,199,999 Active 89 DOM
44. 2026-06-15
    days on market $2,199,999 Active 88 DOM
45. 2026-06-13
    days on market $2,199,999 Active 86 DOM
46. 2026-06-13
    days on market $2,199,999 Active 85 DOM
47. 2026-06-09
    days on market $2,199,999 Active 82 DOM
48. 2026-06-08
    days on market $2,199,999 Active 81 DOM
49. 2026-06-07
    days on market $2,199,999 Active 80 DOM
50. 2026-06-04
    days on market $2,199,999 Active 77 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,951 · $413/mo
• Projected year-2 tax: $19,376 · $1,615/mo
• Expected delta: +$14,424/yr (+$1,202/mo · 291.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $219,279
• − Mortgage interest: −$112,031
• − Property taxes: −$4,951
• − Insurance: −$10,000
• − Repairs & maintenance: −$17,542
• − Management: −$17,542
• − HOA: −$27,600
• − Depreciation: −$58,182
• Taxable loss: −$28,570
• Est. tax savings @ 24.0%: +$6,857
• After-tax cash flow: $11,677/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 · 9 photos

Excellent 95/100 None rehab

This completely renovated 3-bedroom, 2.5-bath townhouse in the exclusive Hampton Court & Marina community is move-in ready with modern finishes and stunning coastal views.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — refreshes the exterior and interior ↑
• Both Landscaping — enhances curb appeal and adds value ↑

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Remsenburg-Speonk Elementary School C+ NY #842/2,108 Nat'l #8,534/41,679 Middle Westhampton Middle School B+ NY #136/729 Nat'l #1,545/14,009 High Eastport-South Manor Junior Senior High School B- NY #776/1,100 Nat'l #2,821/17,239

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

C Composite livability gradescore 60/100

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 · 1,505,262 people
• City population: 2,843
• 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: 19% of renters

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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%

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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%

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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

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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

+417.6% since first listed

18 events — show timeline

• 2026-03-19 Listed $2,199,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Sold (Public Records) $2,100,000 Public Records
• 2025-10-22 Sold (MLS) $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-20 Listed $2,199,999 OneKey® MLS as Distributed by MLS Grid
• 2018-07-11 Sold (Public Records) $1,200,000 Public Records
• 2018-05-03 Sold (MLS) $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-04-10 Listed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-22 Sold (Public Records) $995,000 Public Records
• 2015-05-29 Sold (MLS) $995,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-25 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-01-12 Listed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-04 Listed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2003-09-24 Sold (Public Records) $715,000 Public Records
• 1999-11-17 Sold (Public Records) $425,000 Public Records

Property tax history

+4.6%/yr

Latest (2022): $4,951 · +0.0% YoY. Source: county tax records.