580 Dune Rd #3 · Westhampton, NY 11978

$2,165,000

3 bd · 2.5 ba · 1,350 sqft · SingleFamily public records · 73 Days on market

Built 2002 1,582 sqft lot $1604/sqft · 38% below area Est $3465k · 38% under $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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WATERFRONT CONDO on DUNE ROAD, WESTHAMPTON BEACH at The Hampton Court & Marina. This 3-bed, 2.5-bath residence is now available - just in time for summer! Featuring PRIVATE BAY & OCEAN ACCESS, enjoy beach visits right outside your front door. Unit 3 is filled with natural light and WATER VIEWS from nearly every direction. The open living and dining areas lead to a private waterfront balcony - perfect for outdoor dining and relaxing. The large waterfront living room, well-equipped kitchen, and in-unit washer/dryer provide ease of living. From the primary bedroom suite, enjoy fantastic bay views, watch the light reflect across the water from the oversized soaking tub, and fall asleep to the sound of the waves. The Hampton Court & Marina features on-site heated POOL, TENNIS, PICKLEBALL, and a DEEDED BOAT SLIP. The residents' CLUBHOUSE includes a GYM, a modern kitchen, lounge and TV areas, entertainment spaces, a pool table, and ping pong. This Hamptons condo offers everything you need for both relaxation and entertaining. Call today to schedule your private showing. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• $2,300 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2.17M.

Deal economics

• At list price, monthly cash flow is $277 ($3k/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 $1.93M (10.7% below list).
• Recommended offer: $1.93M (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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-, 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: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $19,344/mo this rent would consume 185% 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 $231k of equity ($15k loan paydown + $216k 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 $606k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$372k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($2.04M) 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 $1.85M; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $1,934,422 (10.7% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $3,465,034
• List price: $2,165,000
• Delta: -37.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Dune Rd	0.32mi	4/2.0 (+1)	1,512 (+12%)	3mo	$2,450,000	$1,620	56

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: 24.7%
• Equity multiple: 2.97×
• Total profit: $1,197,076
• Equity at exit: $1,950,404

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $3,511,951
• Equity at exit: $4,206,119

Cash invested: $606,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $19,344 medium
• Mortgage (P&I): −$11,353
• Tax from tax record: −$449 /mo · $5,393/yr
• Insurance: −$902
• HOA: −$2,300
• Vacancy / Maint / Mgmt: −$4,062
• Net cashflow: $277

Break-even live

Break-even rent $18,994

Max offer price $2,165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $1,503	-5% $890	+0% $277	+5% $-336	+10% $-949
Rent	-10% $-1,251	-5% $-487	+0% $277	+5% $1,041	+10% $1,805
Rate	-1.0pp $1,367	-0.5pp $828	base $277	+0.5pp $-284	+1.0pp $-855

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: $541,250
• Closing costs: $64,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	21d	1	0.95mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	17d	1	1.07mi
800 Dune Rd Westhampton Beach, NY	3.0	2.0	980	$4,500	$4.59	26d	1	1.40mi

HOA detail

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

Listing history 18 events

1. 2026-06-07
   days on market $2,165,000 Active 73 DOM
2. 2026-06-04
   days on market $2,165,000 Active 70 DOM
3. 2026-06-03
   days on market $2,165,000 Active 69 DOM
4. 2026-06-02
   days on market $2,165,000 Active 68 DOM
5. 2026-06-01
   days on market $2,165,000 Active 67 DOM
6. 2026-05-31
   days on market $2,165,000 Active 66 DOM
7. 2026-03-25
   listed $2,165,000 Active 1231-char remark

   Show marketing remark (1231 chars)

   WATERFRONT CONDO on DUNE ROAD, WESTHAMPTON BEACH at The Hampton Court & Marina. This 3-bed, 2.5-bath residence is now available - just in time for summer! Featuring PRIVATE BAY & OCEAN ACCESS, enjoy beach visits right outside your front door. Unit 3 is filled with natural light and WATER VIEWS from nearly every direction. The open living and dining areas lead to a private waterfront balcony - perfect for outdoor dining and relaxing. The large waterfront living room, well-equipped kitchen, and in-unit washer/dryer provide ease of living. From the primary bedroom suite, enjoy fantastic bay views, watch the light reflect across the water from the oversized soaking tub, and fall asleep to the sound of the waves. The Hampton Court & Marina features on-site heated POOL, TENNIS, PICKLEBALL, and a DEEDED BOAT SLIP. The residents' CLUBHOUSE includes a GYM, a modern kitchen, lounge and TV areas, entertainment spaces, a pool table, and ping pong. This Hamptons condo offers everything you need for both relaxation and entertaining. Call today to schedule your private showing. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

8. 2025-06-25
   soldstatus $1,850,000
9. 2025-05-07
   soldstatus $1,850,000 Closed 1732-char remark

   Show marketing remark (1732 chars)

   Introducing a luxurious bayfront lifestyle at The Hamptons Court and Marina! This adorable 3-bedroom, 2.5-bathroom condo offers the perfect blend of elegance and comfort, spanning 1700 square feet of bay-front living. Step into a haven of tranquility as you enter this meticulously designed residence. The sunken living room and other spaces are adorned with panoramic unobstructed views of the bay, creating a serene atmosphere that seamlessly blends with the surrounding beauty. Natural light floods the interiors, enhancing the spaciousness of each room. Entertain guests in style in the open-concept living and dining area, featuring a seamless flow to a private balcony overlooking the water. The Hamptons Court and Marina is not just a residence; it's a lifestyle. Dive into the refreshing gunite pool, relax in the sun-drenched poolside loungers, or take advantage of your own deeded dock space for seamless access to the water. A brand new clubhouse awaits, equipped with a modern kitchen, fitness center, pool table, and ping pong for all your entertainment needs. It even has a full GYM. Sports enthusiasts will appreciate the on-site tennis courts and pickleball courts, offering a perfect blend of competition and leisure. For those seeking a more relaxed setting, DIRECT BEACH ACCESS beckons, allowing you to bask in the sun or take a leisurely stroll along the shore. This bayfront condo at The Hamptons Court and Marina is not just a residence; it's a sanctuary of coastal living at its finest. Indulge in the luxury of space, amenities, and breathtaking views. Seize the opportunity to make this waterfront haven your own. Contact us today to schedule a private showing and experience the epitome of Hamptons living!

10. 2025-04-01
    status Pending 1732-char remark

    Show marketing remark (1732 chars)

    Introducing a luxurious bayfront lifestyle at The Hamptons Court and Marina! This adorable 3-bedroom, 2.5-bathroom condo offers the perfect blend of elegance and comfort, spanning 1700 square feet of bay-front living. Step into a haven of tranquility as you enter this meticulously designed residence. The sunken living room and other spaces are adorned with panoramic unobstructed views of the bay, creating a serene atmosphere that seamlessly blends with the surrounding beauty. Natural light floods the interiors, enhancing the spaciousness of each room. Entertain guests in style in the open-concept living and dining area, featuring a seamless flow to a private balcony overlooking the water. The Hamptons Court and Marina is not just a residence; it's a lifestyle. Dive into the refreshing gunite pool, relax in the sun-drenched poolside loungers, or take advantage of your own deeded dock space for seamless access to the water. A brand new clubhouse awaits, equipped with a modern kitchen, fitness center, pool table, and ping pong for all your entertainment needs. It even has a full GYM. Sports enthusiasts will appreciate the on-site tennis courts and pickleball courts, offering a perfect blend of competition and leisure. For those seeking a more relaxed setting, DIRECT BEACH ACCESS beckons, allowing you to bask in the sun or take a leisurely stroll along the shore. This bayfront condo at The Hamptons Court and Marina is not just a residence; it's a sanctuary of coastal living at its finest. Indulge in the luxury of space, amenities, and breathtaking views. Seize the opportunity to make this waterfront haven your own. Contact us today to schedule a private showing and experience the epitome of Hamptons living!

11. 2025-03-07
    listed $1,895,000 Active 1732-char remark

    Show marketing remark (1732 chars)

    Introducing a luxurious bayfront lifestyle at The Hamptons Court and Marina! This adorable 3-bedroom, 2.5-bathroom condo offers the perfect blend of elegance and comfort, spanning 1700 square feet of bay-front living. Step into a haven of tranquility as you enter this meticulously designed residence. The sunken living room and other spaces are adorned with panoramic unobstructed views of the bay, creating a serene atmosphere that seamlessly blends with the surrounding beauty. Natural light floods the interiors, enhancing the spaciousness of each room. Entertain guests in style in the open-concept living and dining area, featuring a seamless flow to a private balcony overlooking the water. The Hamptons Court and Marina is not just a residence; it's a lifestyle. Dive into the refreshing gunite pool, relax in the sun-drenched poolside loungers, or take advantage of your own deeded dock space for seamless access to the water. A brand new clubhouse awaits, equipped with a modern kitchen, fitness center, pool table, and ping pong for all your entertainment needs. It even has a full GYM. Sports enthusiasts will appreciate the on-site tennis courts and pickleball courts, offering a perfect blend of competition and leisure. For those seeking a more relaxed setting, DIRECT BEACH ACCESS beckons, allowing you to bask in the sun or take a leisurely stroll along the shore. This bayfront condo at The Hamptons Court and Marina is not just a residence; it's a sanctuary of coastal living at its finest. Indulge in the luxury of space, amenities, and breathtaking views. Seize the opportunity to make this waterfront haven your own. Contact us today to schedule a private showing and experience the epitome of Hamptons living!

12. 2024-12-27
    historical
13. 2024-10-25
    historical
14. 2024-10-10
    listed $1,995,000 Active
15. 2024-06-27
    price $1,995,000
16. 2024-06-05
    price $2,049,000
17. 2024-02-06
    listed $2,099,000 Active
18. 2024-02-06
    historical

ⓘ 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: $5,393 · $449/mo
• Projected year-2 tax: $20,991 · $1,749/mo
• Expected delta: +$15,598/yr (+$1,300/mo · 289.3%)

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

Taxation est. · year 1

• Rental income: $232,131
• − Mortgage interest: −$121,274
• − Property taxes: −$5,393
• − Insurance: −$10,825
• − Repairs & maintenance: −$18,570
• − Management: −$18,570
• − HOA: −$27,600
• − Depreciation: −$62,982
• Taxable loss: −$33,083
• Est. tax savings @ 24.0%: +$7,940
• After-tax cash flow: $11,264/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

+3.1% since first listed

12 events — show timeline

• 2026-03-25 Listed $2,165,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Sold (Public Records) $1,850,000 Public Records
• 2025-05-07 Sold (MLS) $1,850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-07 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-10 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-27 Price Changed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $2,049,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-06 Listed $2,099,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-06 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2022): $5,393 · +0.0% YoY. Source: county tax records.