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

$900,000

2 bd · 2.0 ba · 675 sqft · Townhouse · 138 Days on market

Built 1969 Excellent condition $1333/sqft · 8% below area Est $982k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +7.4/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +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 townhouse listed at $900k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $900k).
• Recommended offer: $792k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 9.0% 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+; 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.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 130 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $15,199/mo this rent would consume 146% 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 $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 138 days — a 12% lower offer ($792k) 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 $792,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.56%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $981,709
• List price: $900,000
• Delta: -8.32%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 Dune Unit 8A	0.01mi	2/1.5	750 (+11%)	34mo	$465,000	$620	59
58 Library Ave	1.08mi	2/1.5	675 (0%)	28mo	$675,000	$1,000	43
459 Dune Rd Unit 7B	1.19mi	1/1.0 (-1)	650 (-4%)	16mo	$478,000	$735	37
459 Dune Rd Unit 3B	1.19mi	1/1.0 (-1)	650 (-4%)	25mo	$505,000	$777	30
35 Library Ave Unit 8X	1.08mi	1/1.0 (-1)	600 (-11%)	11mo	$675,000	$1,125	28
473 Dune Rd Unit 17B	1.28mi	1/1.5 (-1)	550 (-18%)	12mo	$725,000	$1,318	23
473 Dune Rd Unit 6B	1.28mi	1/1.5 (-1)	550 (-18%)	13mo	$735,000	$1,336	22
473 Dune Rd Unit 5B	1.27mi	1/1.0 (-1)	535 (-21%)	22mo	$750,000	$1,402	13

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: 45.1%
• Equity multiple: 4.41×
• Total profit: $859,013
• Equity at exit: $810,791

10-year hold

• IRR: 39.1%
• Equity multiple: 9.89×
• Total profit: $2,240,229
• 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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $550,000 ($1006/sqft)
• Median days on market: 118 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +44.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 130
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $15,199 medium
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,192
• Net cashflow: $5,788

Break-even live

Break-even rent $7,873

Max offer price $900,000

Occupancy floor 57%

Sensitivity live

Price	-10% $6,410	-5% $6,099	+0% $5,788	+5% $5,477	+10% $5,166
Rent	-10% $4,587	-5% $5,187	+0% $5,788	+5% $6,388	+10% $6,988
Rate	-1.0pp $6,241	-0.5pp $6,017	base $5,788	+0.5pp $5,554	+1.0pp $5,317

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
• Club membership (one-time): —
• 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	94d	1	0.09mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	61d	1	0.09mi
274 Dune Rd Unit 9 Westhampton Beach, NY	1.0	1.0	506	$10,500	$20.75	72d	1	0.09mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	5d	3	0.17mi

Listing history 50 events

1. 2026-08-09
   days on market $900,000 Active 138 DOM
2. 2026-08-08
   days on market $900,000 Active 137 DOM
3. 2026-08-06
   days on market $900,000 Active 135 DOM
4. 2026-08-05
   days on market $900,000 Active 134 DOM
5. 2026-08-04
   days on market $900,000 Active 133 DOM
6. 2026-08-03
   days on market $900,000 Active 132 DOM
7. 2026-07-31
   days on market $900,000 Active 129 DOM
8. 2026-07-30
   days on market $900,000 Active 128 DOM
9. 2026-07-30
   days on market $900,000 Active 127 DOM
10. 2026-07-28
    days on market $900,000 Active 126 DOM
11. 2026-07-26
    days on market $900,000 Active 124 DOM
12. 2026-07-24
    days on market $900,000 Active 122 DOM
13. 2026-07-23
    days on market $900,000 Active 121 DOM
14. 2026-07-22
    days on market $900,000 Active 120 DOM
15. 2026-07-21
    days on market $900,000 Active 119 DOM
16. 2026-07-20
    days on market $900,000 Active 118 DOM
17. 2026-07-18
    days on market $900,000 Active 116 DOM
18. 2026-07-18
    days on market $900,000 Active 115 DOM
19. 2026-07-16
    days on market $900,000 Active 114 DOM
20. 2026-07-15
    days on market $900,000 Active 113 DOM
21. 2026-07-14
    days on market $900,000 Active 112 DOM
22. 2026-07-13
    days on market $900,000 Active 111 DOM
23. 2026-07-13
    days on market $900,000 Active 110 DOM
24. 2026-07-11
    days on market $900,000 Active 109 DOM
25. 2026-07-10
    days on market $900,000 Active 108 DOM
26. 2026-07-09
    days on market $900,000 Active 107 DOM
27. 2026-07-07
    days on market $900,000 Active 105 DOM
28. 2026-07-06
    days on market $900,000 Active 104 DOM
29. 2026-07-06
    days on market $900,000 Active 103 DOM
30. 2026-07-05
    days on market $900,000 Active 102 DOM
31. 2026-07-03
    days on market $900,000 Active 101 DOM
32. 2026-07-02
    days on market $900,000 Active 100 DOM
33. 2026-07-01
    days on market $900,000 Active 99 DOM
34. 2026-06-30
    days on market $900,000 Active 98 DOM
35. 2026-06-29
    days on market $900,000 Active 97 DOM
36. 2026-06-28
    days on market $900,000 Active 96 DOM
37. 2026-06-27
    days on market $900,000 Active 95 DOM
38. 2026-06-26
    days on market $900,000 Active 94 DOM
39. 2026-06-24
    days on market $900,000 Active 92 DOM
40. 2026-06-22
    days on market $900,000 Active 90 DOM
41. 2026-06-21
    days on market $900,000 Active 89 DOM
42. 2026-06-18
    days on market $900,000 Active 86 DOM
43. 2026-06-17
    days on market $900,000 Active 85 DOM
44. 2026-06-16
    days on market $900,000 Active 84 DOM
45. 2026-06-15
    days on market $900,000 Active 83 DOM
46. 2026-06-13
    days on market $900,000 Active 81 DOM
47. 2026-06-09
    days on market $900,000 Active 77 DOM
48. 2026-06-08
    days on market $900,000 Active 76 DOM
49. 2026-06-07
    days on market $900,000 Active 75 DOM
50. 2026-06-04
    days on market $900,000 Active 72 DOM

ⓘ 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: $182,391
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$14,591
• − Management: −$14,591
• − Depreciation: −$26,182
• Taxable income: $58,612
• Est. tax owed @ 24.0%: −$14,067
• After-tax cash flow: $55,385/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 newly renovated 2-bedroom, 2-bathroom co-op is in excellent condition with stunning ocean and bay views. The property is move-in ready and offers high ROI for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Both Reorganizing the interior layout — Can increase functionality and appeal ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Westhampton Beach Elementary School B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Westhampton Middle School B+ NY #136/729 Nat'l #1,545/14,009 High Westhampton Beach Senior High School A+ NY #147/1,100 Nat'l #235/17,239

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

C Composite livability gradescore 64/100

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 · 1,505,262 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: 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

+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