261 Dune Rd #5 · Westhampton Beach, NY 11978

$1,499,000

2 bd · 2.0 ba · 836 sqft · Condo · 160 Days on market

Built 1976 Good condition $1793/sqft · 6% below area Est $1.596M · 6% under $1718/mo HOA · 12% 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 +11.8/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Schools +7.4/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

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.

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 $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.44M (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.48M (1.4% below list).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 8.8% 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: 146 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $14,782/mo this rent would consume 142% 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 $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.
• 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 160 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,319,120 (12.0% 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 160 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.99% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 8.5

CMA / ARV

• ARV (median comp): $1,595,872
• List price: $1,499,000
• Delta: -6.07%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Dune Rd #30	0.00mi	2/2.0	928 (+11%)	12mo	$1,640,000	$1,767	72
279 Dune Rd #2	0.10mi	2/1.5	960 (+15%)	2mo	$1,300,000	$1,354	67
265 Dune Rd #128	0.04mi	2/2.0	943 (+13%)	12mo	$1,550,000	$1,644	67
253 Dune Rd #48	0.06mi	2/2.0	1,039 (+24%)	8mo	$1,475,000	$1,420	66
259 Dune Rd #138	0.03mi	2/2.0	943 (+13%)	27mo	$1,875,000	$1,988	57
281 Dune Unit 8A	0.16mi	2/1.5	750 (-10%)	36mo	$465,000	$620	54
14 Oak St	1.48mi	2/1.0	728 (-13%)	23mo	$737,000	$1,012	20
58 Library Ave	0.98mi	2/1.5	675 (-19%)	30mo	$675,000	$1,000	18
459 Dune Rd Unit 7B	1.33mi	1/1.0 (-1)	650 (-22%)	17mo	$478,000	$735	17
459 Dune Rd Unit 3B	1.33mi	1/1.0 (-1)	650 (-22%)	27mo	$505,000	$777	11

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $792,207
• Equity at exit: $1,350,418

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $2,355,488
• 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: 146
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $14,782 medium
• Mortgage (P&I): −$7,861
• Tax est. 1.5%: −$1,874 /mo · $22,485/yr
• Insurance: −$625
• HOA: −$1,718
• Vacancy / Maint / Mgmt: −$3,104
• Net cashflow: $-400

Break-even live

Break-even rent $15,288

Max offer price $1,441,140

Occupancy floor 98%

Sensitivity live

Price	-10% $636	-5% $118	+0% $-400	+5% $-918	+10% $-1,436
Rent	-10% $-1,568	-5% $-984	+0% $-400	+5% $184	+10% $768
Rate	-1.0pp $355	-0.5pp $-19	base $-400	+0.5pp $-788	+1.0pp $-1,183

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
259 Dune Rd Unit 137 Westhampton Beach, NY	2.0	2.0	950	$27,000	$28.42	51d	1	0.01mi
261 Dune Rd Westhampton Beach, NY	2.0	2.0	950	$35,000	$36.84	120d	1	0.02mi
253 Dune Rd #62 Westhampton Beach, NY	1.0	1.5	900	$25,000	$27.78	51d	1	0.03mi
265 Dune Rd Unit 71 Westhampton Beach, NY	1.0	1.5	1000	$7,500	$7.50	139d	1	0.06mi
250 Dune Rd #116 Westhampton Beach, NY	1.0	2.0	837	$22,000	$26.28	84d	1	0.06mi
265 Dune Rd Westhampton Beach, NY	2.0	2.0	900	$45,000	$50.00	139d	1	0.06mi
250 Dune Rd Unit 119 Westhampton Beach, NY	1.0	2.0	800	$17,500	$21.88	84d	1	0.07mi
250 Dune Rd Unit 120 Westhampton Beach, NY	1.0	2.0	950	$17,000	$17.89	120d	1	0.07mi
260 Dune Rd Unit 75E Westhampton Beach, NY	2.0	2.0	950	$30,000	$31.58	85d	1	0.08mi
260 Dune Rd Unit 89 Westhampton Beach, NY	2.0	2.0	900	$22,000	$24.44	26d	1	0.08mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	106d	1	0.14mi
274 Dune Rd #6 Westhampton Beach, NY	1.0	1.0	565	$5,000	$8.85	139d	1	0.14mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	120d	1	0.97mi
409A Dune Rd Westhampton Beach, NY	3.0	1.0	960	$27,000	$28.12	18d	1	1.07mi
39 Point Rd Westhampton Beach, NY	3.0	1.5	996	$3,800	$3.82	34d	1	1.22mi
221 Mill Rd #3 Westhampton Beach, NY	1.0	1.0	810	$8,000	$9.88	120d	1	1.39mi

Property features AI

Finance

• Other: Living area source: plans
• Financial info: One-time buyer/purchase fee applies
• HOA & community: Association: YardarmMonthly association feeAssociation amenities include elevator(s), grounds maintenance, exterior maintenance, pool, tennis courts, trash, snow removal, pool serviceAssociation fee covers cable TV, hot water, internet, sewer, water, common area maintenance, grounds care, exterior maintenance, pool service, snow removal, trash

Exterior

• Parking: Assigned parking in lot (1 space total)No carport
• Utilities: Electric service (PSEG)Cable connectedPhone availableWater connectedSewer: sharedTrash collection (private)
• Home design: Condominium4-story building
• Construction: HardiPlank-type siding
• Exterior features: Dog runTennis court(s)Community outdoor in-ground poolBicycle roomOutdoor spacePool/Spa

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: Pets allowed
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric coolingWall/window AC units
• Interior features: Open floor planOpen kitchenEat-in kitchenPrimary bathroomCovered deck/patioNo basementAttic: noneTotal rooms: 4One level (entry level 1)
• Laundry & utility: Common area laundry

HOA detail $1,718/mo · $20,616/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $1,499,000 Active 160 DOM
2. 2026-09-22
   days on market $1,499,000 Active 159 DOM
3. 2026-09-21
   days on market $1,499,000 Active 158 DOM
4. 2026-09-20
   days on market $1,499,000 Active 157 DOM
5. 2026-09-19
   days on market $1,499,000 Active 156 DOM
6. 2026-09-18
   days on market $1,499,000 Active 155 DOM
7. 2026-09-17
   days on market $1,499,000 Active 154 DOM
8. 2026-09-16
   days on market $1,499,000 Active 153 DOM
9. 2026-09-15
   days on market $1,499,000 Active 152 DOM
10. 2026-09-14
    days on market $1,499,000 Active 151 DOM
11. 2026-09-13
    days on market $1,499,000 Active 150 DOM
12. 2026-09-12
    days on market $1,499,000 Active 149 DOM
13. 2026-09-11
    days on market $1,499,000 Active 148 DOM
14. 2026-09-05
    days on market $1,499,000 Active 142 DOM
15. 2026-09-04
    days on market $1,499,000 Active 141 DOM
16. 2026-09-02
    days on market $1,499,000 Active 139 DOM
17. 2026-08-31
    days on market $1,499,000 Active 137 DOM
18. 2026-08-30
    days on market $1,499,000 Active 136 DOM
19. 2026-08-29
    days on market $1,499,000 Active 135 DOM
20. 2026-08-28
    days on market $1,499,000 Active 134 DOM
21. 2026-08-27
    days on market $1,499,000 Active 133 DOM
22. 2026-08-26
    days on market $1,499,000 Active 132 DOM
23. 2026-08-25
    days on market $1,499,000 Active 131 DOM
24. 2026-08-24
    days on market $1,499,000 Active 130 DOM
25. 2026-08-23
    days on market $1,499,000 Active 129 DOM
26. 2026-08-22
    days on market $1,499,000 Active 128 DOM
27. 2026-08-21
    days on market $1,499,000 Active 127 DOM
28. 2026-08-20
    days on market $1,499,000 Active 126 DOM
29. 2026-08-19
    days on market $1,499,000 Active 125 DOM
30. 2026-08-18
    days on market $1,499,000 Active 124 DOM
31. 2026-08-17
    days on market $1,499,000 Active 123 DOM
32. 2026-08-16
    days on market $1,499,000 Active 122 DOM
33. 2026-08-15
    days on market $1,499,000 Active 121 DOM
34. 2026-08-14
    days on market $1,499,000 Active 120 DOM
35. 2026-08-13
    days on market $1,499,000 Active 119 DOM
36. 2026-08-12
    days on market $1,499,000 Active 118 DOM
37. 2026-08-11
    days on market $1,499,000 Active 117 DOM
38. 2026-08-10
    days on market $1,499,000 Active 116 DOM
39. 2026-08-09
    days on market $1,499,000 Active 115 DOM
40. 2026-08-08
    days on market $1,499,000 Active 114 DOM
41. 2026-08-06
    days on market $1,499,000 Active 112 DOM
42. 2026-08-05
    days on market $1,499,000 Active 111 DOM
43. 2026-08-04
    days on market $1,499,000 Active 110 DOM
44. 2026-08-03
    days on market $1,499,000 Active 109 DOM
45. 2026-07-31
    days on market $1,499,000 Active 106 DOM
46. 2026-07-30
    days on market $1,499,000 Active 105 DOM
47. 2026-07-30
    days on market $1,499,000 Active 104 DOM
48. 2026-07-28
    days on market $1,499,000 Active 103 DOM
49. 2026-07-26
    days on market $1,499,000 Active 101 DOM
50. 2026-07-24
    days on market $1,499,000 Active 99 DOM

ⓘ 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: $177,378
• − Mortgage interest: −$83,967
• − Property taxes: −$22,485
• − Insurance: −$7,495
• − Repairs & maintenance: −$14,190
• − Management: −$14,190
• − HOA: −$20,616
• − Depreciation: −$43,607
• Taxable loss: −$29,173
• Est. tax savings @ 24.0%: +$7,002
• After-tax cash flow: $2,203/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 Est. rehab $4,180–$12,540 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

Property features AI

Finance

• Other: Living area source: plans
• Financial info: One-time buyer/purchase fee applies
• HOA & community: Association: YardarmMonthly association feeAssociation amenities include elevator(s), grounds maintenance, exterior maintenance, pool, tennis courts, trash, snow removal, pool serviceAssociation fee covers cable TV, hot water, internet, sewer, water, common area maintenance, grounds care, exterior maintenance, pool service, snow removal, trash

Exterior

• Parking: Assigned parking in lot (1 space total)No carport
• Utilities: Electric service (PSEG)Cable connectedPhone availableWater connectedSewer: sharedTrash collection (private)
• Home design: Condominium4-story building
• Construction: HardiPlank-type siding
• Exterior features: Dog runTennis court(s)Community outdoor in-ground poolBicycle roomOutdoor spacePool/Spa

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: Pets allowed
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric coolingWall/window AC units
• Interior features: Open floor planOpen kitchenEat-in kitchenPrimary bathroomCovered deck/patioNo basementAttic: noneTotal rooms: 4One level (entry level 1)
• Laundry & utility: Common area laundry

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