281 Dune Rd Unit 16B · Westhampton Beach, NY 11978

$900,000

2 bd · 2.0 ba · 675 sqft · Condo · 86 Days on market

Built 1969 $1333/sqft · 9% below area Est $991k · 9% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Introducing 281 Dune Rd Unit #16B, a gem nestled in the heart of Westhampton Beach. This newly renovated 2-bedroom, 2-bathroom co-op is ready to welcome its next owner with open doors. Perched above the ocean and bay, this residence offers breathtaking views that will leave you in awe every morning. Imagine waking up to the gentle sound of waves lapping against the shore, and the sight of the sun rising over the calm waters. That's the kind of life this seasonal residence promises from April - October. But the allure of this property doesn't stop at its stunning views. This residence is conveniently located near the vibrant and popular Main Street of Westhampton Beach Village. This means you have easy access to a variety of shops, restaurants, theater, and entertainment options, ensuring you're never far from the action. For those days when you prefer to stay home, the property offers a heated pool. Whether you're in the mood for a refreshing swim or a relaxing soak, the pool is ready to cater to your needs. And when you're ready for a change of pace, the inviting ocean is just steps away from your door. This newly renovated co-op is a diamond in the rough, offering the perfect blend of comfort, convenience, and luxury. With its prime location, stunning views, and top-notch amenities, it's a property that's not to be missed. This co-op is ready to meet your needs and exceed your expectations. So why wait? Step into a life of luxury and convenience at 281 Dune Rd Unit 16B.

Key facts

• Breathtaking views
• Heated pool
• Parking

Tags

• BREATHTAKING VIEWS
• HEATED POOL
• STEPS AWAY FROM THE OCEAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $900k.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $900k).
• Recommended offer: $846k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 9.3% in Westhampton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 4 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 $15,535/mo this rent would consume 149% 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 $96k of equity ($6k loan paydown + $90k 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 $252k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $846,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.64%
• DSCR: 2.01
• GRM: 4.8

CMA / ARV

• ARV (median comp): $990,939
• List price: $900,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.3%
• Equity multiple: 4.15×
• Total profit: $793,966
• Equity at exit: $810,791

10-year hold

• IRR: 35.7%
• Equity multiple: 9.34×
• Total profit: $2,102,057
• Equity at exit: $1,748,502

Cash invested: $252,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $15,535 medium
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA est. from 4 same-building comps: −$1,299
• Vacancy / Maint / Mgmt: −$3,262
• Net cashflow: $4,754

Break-even live

Break-even rent $9,517

Max offer price $900,000

Occupancy floor 64%

Sensitivity live

Price	-10% $5,376	-5% $5,065	+0% $4,754	+5% $4,443	+10% $4,132
Rent	-10% $3,527	-5% $4,140	+0% $4,754	+5% $5,367	+10% $5,981
Rate	-1.0pp $5,207	-0.5pp $4,983	base $4,754	+0.5pp $4,521	+1.0pp $4,283

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Dune Rd #6 Westhampton Beach, NY	1.0	1.0	565	$5,000	$8.85	44d	1	0.09mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	11d	1	0.09mi
274 Dune Rd Unit 9 Westhampton Beach, NY	1.0	1.0	506	$10,500	$20.75	22d	1	0.09mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	8d	2	0.17mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $900,000 Active 86 DOM
2. 2026-06-17
   days on market $900,000 Active 85 DOM
3. 2026-06-16
   days on market $900,000 Active 84 DOM
4. 2026-06-15
   days on market $900,000 Active 83 DOM
5. 2026-06-13
   days on market $900,000 Active 81 DOM
6. 2026-06-09
   days on market $900,000 Active 77 DOM
7. 2026-06-08
   days on market $900,000 Active 76 DOM
8. 2026-06-07
   days on market $900,000 Active 75 DOM
9. 2026-06-04
   days on market $900,000 Active 72 DOM
10. 2026-06-03
    days on market $900,000 Active 71 DOM
11. 2026-06-02
    days on market $900,000 Active 70 DOM
12. 2026-06-01
    days on market $900,000 Active 69 DOM
13. 2026-05-31
    days on market $900,000 Active 68 DOM
14. 2026-05-15
    price $900,000 1501-char remark

    Show marketing remark (1501 chars)

    Introducing 281 Dune Rd Unit #16B, a gem nestled in the heart of Westhampton Beach. This newly renovated 2-bedroom, 2-bathroom co-op is ready to welcome its next owner with open doors. Perched above the ocean and bay, this residence offers breathtaking views that will leave you in awe every morning. Imagine waking up to the gentle sound of waves lapping against the shore, and the sight of the sun rising over the calm waters. That's the kind of life this seasonal residence promises from April - October. But the allure of this property doesn't stop at its stunning views. This residence is conveniently located near the vibrant and popular Main Street of Westhampton Beach Village. This means you have easy access to a variety of shops, restaurants, theater, and entertainment options, ensuring you're never far from the action. For those days when you prefer to stay home, the property offers a heated pool. Whether you're in the mood for a refreshing swim or a relaxing soak, the pool is ready to cater to your needs. And when you're ready for a change of pace, the inviting ocean is just steps away from your door. This newly renovated co-op is a diamond in the rough, offering the perfect blend of comfort, convenience, and luxury. With its prime location, stunning views, and top-notch amenities, it's a property that's not to be missed. This co-op is ready to meet your needs and exceed your expectations. So why wait? Step into a life of luxury and convenience at 281 Dune Rd Unit 16B.

15. 2026-03-24
    listed $950,000 Active 1501-char remark

    Show marketing remark (1501 chars)

    Introducing 281 Dune Rd Unit #16B, a gem nestled in the heart of Westhampton Beach. This newly renovated 2-bedroom, 2-bathroom co-op is ready to welcome its next owner with open doors. Perched above the ocean and bay, this residence offers breathtaking views that will leave you in awe every morning. Imagine waking up to the gentle sound of waves lapping against the shore, and the sight of the sun rising over the calm waters. That's the kind of life this seasonal residence promises from April - October. But the allure of this property doesn't stop at its stunning views. This residence is conveniently located near the vibrant and popular Main Street of Westhampton Beach Village. This means you have easy access to a variety of shops, restaurants, theater, and entertainment options, ensuring you're never far from the action. For those days when you prefer to stay home, the property offers a heated pool. Whether you're in the mood for a refreshing swim or a relaxing soak, the pool is ready to cater to your needs. And when you're ready for a change of pace, the inviting ocean is just steps away from your door. This newly renovated co-op is a diamond in the rough, offering the perfect blend of comfort, convenience, and luxury. With its prime location, stunning views, and top-notch amenities, it's a property that's not to be missed. This co-op is ready to meet your needs and exceed your expectations. So why wait? Step into a life of luxury and convenience at 281 Dune Rd Unit 16B.

16. 2026-03-19
    historical
17. 2026-01-23
    listed $950,000 Active
18. 2025-08-11
    historical
19. 2025-02-16
    listed $975,000 Active
20. 2018-12-02
    historical
21. 2018-07-05
    price $575,000
22. 2018-06-01
    listed $599,000 New
23. 2012-07-31
    historical
24. 2012-03-13
    listed $380,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 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: $186,417
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$14,913
• − Management: −$14,913
• − HOA: −$15,588
• − Depreciation: −$26,182
• Taxable income: $46,407
• Est. tax owed @ 24.0%: −$11,138
• After-tax cash flow: $45,908/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: 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

+136.8% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $900,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-16 Listed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-07-05 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-01 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-13 Listed $380,000 OneKey® MLS as Distributed by MLS Grid