580 Dune Rd #5 · Westhampton, NY 11978

$2,199,999

3 bd · 2.5 ba · 150 sqft · SingleFamily public records · 94 Days on market

Built 2010 1,594 sqft lot $14667/sqft · 938% above area Est $2256k · at est. $2300/mo HOA · 12% 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 +12.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Schools +4.8/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +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 single-family listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.11M (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.85M (15.8% below list).
• Recommended offer: $1.85M (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 9.0% 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-, schools D+, amenities 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $18,519/mo this rent would consume 178% 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 $235k of equity ($15k loan paydown + $220k 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 ~$378k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($2.00M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Recommended offer $1,851,889 (15.8% 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 94 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $2,255,945
• List price: $2,199,999
• Delta: -2.48%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $1,164,273
• Equity at exit: $1,981,933

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $3,455,965
• Equity at exit: $4,274,114

Cash invested: $616,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $18,519 medium
• Mortgage (P&I): −$11,537
• Tax from tax record: −$413 /mo · $4,951/yr
• Insurance: −$917
• HOA: −$2,300
• Vacancy / Maint / Mgmt: −$3,889
• Net cashflow: $-536

Break-even live

Break-even rent $19,198

Max offer price $2,105,247

Occupancy floor 98%

Sensitivity live

Price	-10% $709	-5% $86	+0% $-536	+5% $-1,159	+10% $-1,782
Rent	-10% $-1,999	-5% $-1,268	+0% $-536	+5% $195	+10% $927
Rate	-1.0pp $572	-0.5pp $23	base $-536	+0.5pp $-1,106	+1.0pp $-1,686

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: $550,000
• Closing costs: $66,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 Dune Rd Westhampton Beach, NY	4.0	3.0	2500	$60,000	$24.00	23d	1	0.21mi
620 Dune Rd Westhampton Beach, NY	3.0	2.0	2300	$25,000	$10.87	0d	1	0.24mi
675 Dune Rd Westhampton Beach, NY	4.0	4.5	3400	$40,000	$11.76	25d	1	0.59mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	20d	1	0.95mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	44d	1	1.03mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	16d	1	1.07mi
800 Dune Rd Westhampton Beach, NY	3.0	2.0	980	$4,500	$4.59	25d	1	1.40mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	0d	1	1.44mi

HOA detail

• Monthly dues: $2,300 · $27,600/yr
• Likely covers: watergaspoolgym

Listing history 33 events

1. 2026-06-21
   days on market $2,199,999 Active 94 DOM
2. 2026-06-18
   days on market $2,199,999 Active 91 DOM
3. 2026-06-17
   days on market $2,199,999 Active 90 DOM
4. 2026-06-16
   days on market $2,199,999 Active 89 DOM
5. 2026-06-15
   days on market $2,199,999 Active 88 DOM
6. 2026-06-13
   days on market $2,199,999 Active 86 DOM
7. 2026-06-13
   days on market $2,199,999 Active 85 DOM
8. 2026-06-09
   days on market $2,199,999 Active 82 DOM
9. 2026-06-08
   days on market $2,199,999 Active 81 DOM
10. 2026-06-07
    days on market $2,199,999 Active 80 DOM
11. 2026-06-04
    days on market $2,199,999 Active 77 DOM
12. 2026-06-03
    days on market $2,199,999 Active 76 DOM
13. 2026-06-02
    days on market $2,199,999 Active 75 DOM
14. 2026-06-01
    days on market $2,199,999 Active 74 DOM
15. 2026-05-31
    days on market $2,199,999 Active 73 DOM
16. 2026-03-19
    listed $2,199,999 Active 1290-char remark

    Show marketing remark (1290 chars)

    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.

17. 2025-10-28
    soldstatus $2,100,000
18. 2025-10-22
    soldstatus $2,100,000 Closed 1249-char remark

    Show marketing remark (1249 chars)

    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, 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 year-round 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.

19. 2025-08-27
    status Pending 1249-char remark

    Show marketing remark (1249 chars)

    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, 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 year-round 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.

20. 2025-06-20
    listed $2,199,999 Active 1249-char remark

    Show marketing remark (1249 chars)

    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, 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 year-round 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.

21. 2018-07-11
    soldstatus $1,200,000
22. 2018-05-03
    soldstatus $1,200,000 Closed
23. 2018-04-20
    status Under Contract
24. 2018-04-10
    listed $1,295,000 New
25. 2015-06-22
    soldstatus $995,000
26. 2015-05-29
    soldstatus $995,000
27. 2015-02-25
    listed $1,100,000
28. 2014-11-15
    historical
29. 2014-01-12
    listed $975,000
30. 2013-12-31
    historical
31. 2013-10-04
    listed $1,249,000
32. 2003-09-24
    soldstatus $715,000
33. 1999-11-17
    soldstatus $425,000

ⓘ 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: $21,066 · $1,755/mo
• Expected delta: +$16,114/yr (+$1,343/mo · 325.5%)

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

Taxation est. · year 1

• Rental income: $222,227
• − Mortgage interest: −$123,234
• − Property taxes: −$4,951
• − Insurance: −$11,000
• − Repairs & maintenance: −$17,778
• − Management: −$17,778
• − HOA: −$27,600
• − Depreciation: −$64,000
• Taxable loss: −$44,115
• Est. tax savings @ 24.0%: +$10,588
• After-tax cash flow: $4,151/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 — 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): 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

+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.