261 Dune Rd #5 · Westhampton Beach, NY 11978

$1,499,000

2 bd · 2.0 ba · 836 sqft · Condo · 66 Days on market

Built 1976 Good condition $1793/sqft · 6% below area Est $1596k · 6% under $1718/mo HOA · 11% of rent ↓ 6% since listing

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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 +13.3/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• 1% rule +5.2/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Experience the ultimate in oceanfront living at 261 Dune Road, Unit 5, a retreat nestled within the sought-after Yardarm community in Westhampton Beach. This 2-bedroom, 2-bathroom condo offers an effortless coastal lifestyle, featuring an open-concept living area that flows seamlessly through sliding glass doors to a private back deck. From here, savor the salt air and views of the rolling dunes and Atlantic Ocean. The interior is thoughtfully designed for comfort and convenience, boasting a kitchen with a center island that seats four, dedicated dining area, and three zones of high-efficiency, split unit HVAC to ensure year-round comfort. The primary suite serves as a spacious sanctuary with ensuite bathroom, while the second bedroom and hallway bath provide ample space for guests. Yardarm offers an unparalleled amenity package, all just 80 miles from Manhattan. Residents enjoy exclusive access to both oceanfront and bay front heated, gunite pools, three tennis courts, and private beach access complete with lifeguards, umbrella service, and dedicated chair storage. Beyond the sand, the community provides on-site management, elevators, electric car charging, multiple bike storage areas, laundry rooms, and a dedicated dog run for your four-legged family members. With low taxes and a comprehensive HOA that covers everything from flood insurance to garbage pick-up, cable and Wi-Fi, this unit is as practical as it is picturesque. Perfectly positioned for convenience and recreation, this property is located just one mile from the revitalized Westhampton Beach Main Street and less than three miles from the Jitney and train station. Whether you are looking for a summer getaway, a lucrative rental investment (with a flexible 30-day minimum), or a year-round coastal haven, this oceanfront gem offers the perfect blend of Hamptons luxury and ease. Embrace the ease of "lock-and-leave" condo living where the beach is your backyard and every sunrise is a front-row event.

Key facts

• Dedicated dog run
• Private back deck
• High-efficiency hvac

Tags

• PRIVATE BACK DECK
• HIGH-EFFICIENCY HVAC
• HEATED GUNITE POOLS
• PRIVATE BEACH ACCESS
• DEDICATED DOG RUN
• BIKE STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-122/yr) — negative.
• To cash-flow at today's rent, offer at most $1.50M (0.1% below list).
• Meets the 1% rule at list price ($15k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 9.3% in Westhampton Beach — 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 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: 112 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $15,275/mo this rent would consume 146% 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 $160k of equity ($10k loan paydown + $150k 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 $420k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$258k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,409,060 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,596,226
• List price: $1,499,000
• Delta: -6.09%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $817,036
• Equity at exit: $1,350,418

10-year hold

• IRR: 21.5%
• Equity multiple: 6.74×
• Total profit: $2,409,101
• Equity at exit: $2,912,227

Cash invested: $419,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $15,275 medium
• Mortgage (P&I): −$7,861
• Tax est. 1.5%: −$1,874 /mo · $22,485/yr
• Insurance: −$625
• HOA: −$1,718
• Vacancy / Maint / Mgmt: −$3,208
• Net cashflow: $-10

Break-even live

Break-even rent $15,288

Max offer price $1,497,533

Occupancy floor 95%

Sensitivity live

Price	-10% $1,026	-5% $508	+0% $-10	+5% $-528	+10% $-1,046
Rent	-10% $-1,217	-5% $-613	+0% $-10	+5% $593	+10% $1,197
Rate	-1.0pp $745	-0.5pp $371	base $-10	+0.5pp $-399	+1.0pp $-794

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Dune Rd Westhampton Beach, NY	2.0	2.0	950	$35,000	$36.84	26d	1	0.02mi
265 Dune Rd Unit 71 Westhampton Beach, NY	1.0	1.5	1000	$7,500	$7.50	45d	1	0.06mi
265 Dune Rd Westhampton Beach, NY	2.0	2.0	900	$45,000	$50.00	45d	1	0.06mi
250 Dune Rd Unit 120 Westhampton Beach, NY	1.0	2.0	950	$17,000	$17.89	26d	1	0.07mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	9d	2	0.07mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	12d	1	0.14mi
274 Dune Rd #6 Westhampton Beach, NY	1.0	1.0	565	$5,000	$8.85	45d	1	0.14mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	26d	1	0.97mi
221 Mill Rd #3 Westhampton Beach, NY	1.0	1.0	810	$8,000	$9.88	26d	1	1.39mi

HOA detail condo

• Monthly dues: $1,718 · $20,616/yr
• Likely covers: trashelectricinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $1,499,000 Active 66 DOM
2. 2026-06-18
   days on market $1,499,000 Active 63 DOM
3. 2026-06-17
   days on market $1,499,000 Active 62 DOM
4. 2026-06-16
   days on market $1,499,000 Active 61 DOM
5. 2026-06-15
   days on market $1,499,000 Active 60 DOM
6. 2026-06-13
   days on market $1,499,000 Active 58 DOM
7. 2026-06-09
   days on market $1,499,000 Active 54 DOM
8. 2026-06-08
   days on market $1,499,000 Active 53 DOM
9. 2026-06-07
   days on market $1,499,000 Active 52 DOM
10. 2026-06-04
    days on market $1,499,000 Active 49 DOM
11. 2026-06-03
    days on market $1,499,000 Active 48 DOM
12. 2026-06-02
    days on market $1,499,000 Active 47 DOM
13. 2026-06-01
    days on market $1,499,000 Active 46 DOM
14. 2026-05-31
    days on market $1,499,000 Active 45 DOM
15. 2026-05-09
    price $1,499,000 2001-char remark

    Show marketing remark (2001 chars)

    Experience the ultimate in oceanfront living at 261 Dune Road, Unit 5, a retreat nestled within the sought-after Yardarm community in Westhampton Beach. This 2-bedroom, 2-bathroom condo offers an effortless coastal lifestyle, featuring an open-concept living area that flows seamlessly through sliding glass doors to a private back deck. From here, savor the salt air and views of the rolling dunes and Atlantic Ocean. The interior is thoughtfully designed for comfort and convenience, boasting a kitchen with a center island that seats four, dedicated dining area, and three zones of high-efficiency, split unit HVAC to ensure year-round comfort. The primary suite serves as a spacious sanctuary with ensuite bathroom, while the second bedroom and hallway bath provide ample space for guests. Yardarm offers an unparalleled amenity package, all just 80 miles from Manhattan. Residents enjoy exclusive access to both oceanfront and bay front heated, gunite pools, three tennis courts, and private beach access complete with lifeguards, umbrella service, and dedicated chair storage. Beyond the sand, the community provides on-site management, elevators, electric car charging, multiple bike storage areas, laundry rooms, and a dedicated dog run for your four-legged family members. With low taxes and a comprehensive HOA that covers everything from flood insurance to garbage pick-up, cable and Wi-Fi, this unit is as practical as it is picturesque. Perfectly positioned for convenience and recreation, this property is located just one mile from the revitalized Westhampton Beach Main Street and less than three miles from the Jitney and train station. Whether you are looking for a summer getaway, a lucrative rental investment (with a flexible 30-day minimum), or a year-round coastal haven, this oceanfront gem offers the perfect blend of Hamptons luxury and ease. Embrace the ease of "lock-and-leave" condo living where the beach is your backyard and every sunrise is a front-row event.

16. 2026-04-16
    listed $1,599,000 Active 2001-char remark

    Show marketing remark (2001 chars)

    Experience the ultimate in oceanfront living at 261 Dune Road, Unit 5, a retreat nestled within the sought-after Yardarm community in Westhampton Beach. This 2-bedroom, 2-bathroom condo offers an effortless coastal lifestyle, featuring an open-concept living area that flows seamlessly through sliding glass doors to a private back deck. From here, savor the salt air and views of the rolling dunes and Atlantic Ocean. The interior is thoughtfully designed for comfort and convenience, boasting a kitchen with a center island that seats four, dedicated dining area, and three zones of high-efficiency, split unit HVAC to ensure year-round comfort. The primary suite serves as a spacious sanctuary with ensuite bathroom, while the second bedroom and hallway bath provide ample space for guests. Yardarm offers an unparalleled amenity package, all just 80 miles from Manhattan. Residents enjoy exclusive access to both oceanfront and bay front heated, gunite pools, three tennis courts, and private beach access complete with lifeguards, umbrella service, and dedicated chair storage. Beyond the sand, the community provides on-site management, elevators, electric car charging, multiple bike storage areas, laundry rooms, and a dedicated dog run for your four-legged family members. With low taxes and a comprehensive HOA that covers everything from flood insurance to garbage pick-up, cable and Wi-Fi, this unit is as practical as it is picturesque. Perfectly positioned for convenience and recreation, this property is located just one mile from the revitalized Westhampton Beach Main Street and less than three miles from the Jitney and train station. Whether you are looking for a summer getaway, a lucrative rental investment (with a flexible 30-day minimum), or a year-round coastal haven, this oceanfront gem offers the perfect blend of Hamptons luxury and ease. Embrace the ease of "lock-and-leave" condo living where the beach is your backyard and every sunrise is a front-row event.

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

Taxation est. · year 1

• Rental income: $183,298
• − Mortgage interest: −$83,967
• − Property taxes: −$22,485
• − Insurance: −$7,495
• − Repairs & maintenance: −$14,664
• − Management: −$14,664
• − HOA: −$20,616
• − Depreciation: −$43,607
• Taxable loss: −$24,200
• Est. tax savings @ 24.0%: +$5,808
• After-tax cash flow: $5,686/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 2-bathroom condo in Westhampton Beach offers a coastal lifestyle with an open-concept living area and ocean views. While the home is in good condition, it has some dated features that could be updated to increase its value.

Repairs flagged

• Moderate kitchen cabinets — The cabinets appear dated and may need updating or repainting.
• Minor bathroom shower curtains — The shower curtains are colorful and may need replacing with more neutral tones.

Value-add opportunities

• Both Updating the kitchen cabinets and flooring — Updating the kitchen will improve the resale value and rental appeal.
• Both Painting the interior walls — Fresh paint will improve the overall appearance and appeal of the home.
• Both Replacing the carpet with hardwood flooring — Hardwood flooring will enhance the resale value and rental appeal.
• Both Updating the bathroom shower curtains — Neutral shower curtains will improve the resale value and rental appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · The cabinets appear dated and may need updating or repainting.	Moderate	$3,000–15,000
bathroom shower curtains · The shower curtains are colorful and may need replacing with more neutral tones.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Updating the kitchen cabinets and flooring — Updating the kitchen will improve the resale value and rental appeal. ↑
• Both Painting the interior walls — Fresh paint will improve the overall appearance and appeal of the home. ↑
• Both Replacing the carpet with hardwood flooring — Hardwood flooring will enhance the resale value and rental appeal. ↑
• Both Updating the bathroom shower curtains — Neutral shower curtains will improve the resale value and rental appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.3% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $1,599,000 OneKey® MLS as Distributed by MLS Grid