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261 Dune Rd #5
B- Composite 67.83
Why this score? — see what drove the B- 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 +15.4/30.0
  • ARV discount +14.8/15.0
  • Appreciation +10.0/10.0
  • Schools +7.4/10.0
  • 1% rule +5.8/10.0
  • DSCR +4.7/10.0
  • Condition / age +4.0/5.0
  • Livability +3.2/5.0
  • Rent growth +2.5/5.0

$1,350,000

261 Dune Rd #5 · Westhampton Beach, NY 11978
2 bd · 2.0 ba · 836 sqft · Condo · 206 Days on market
Built 1976 Good condition $1615/sqft · 16% below area Est $1.613M · 16% under $1718/mo HOA · 12% of rent ↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 DECKHIGH-EFFICIENCY HVACHEATED GUNITE POOLSPRIVATE BEACH ACCESSDEDICATED DOG RUNBIKE STORAGE AREAS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $1.35M. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $508 ($6k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($15k rent vs $1.35M).
  • Recommended offer: $1.19M (12.0% below list) — sets the bar for market timing.
  • Cap rate 6.7% 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: 160 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 130d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 $14,627/mo this rent would consume 140% 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 $144k of equity ($9k loan paydown + $135k 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 $378k cash investment doubles in ~3 years — after that, you're playing with house money.
  • By year 2, paydown + projected appreciation supports a ~$232k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 206 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
Recommended offer $1,188,000 (12.0% below list)

Questions for the listing agent

  1. It's been on market 206 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 1976 — 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
1.08% ✓
Cap rate
6.74%
Cash-on-cash
1.61%
DSCR
1.07
GRM
7.7

CMA / ARV

ARV (median comp)
$1,612,601
List price
$1,350,000
Delta
-16.28%
Verdict
UNDERPRICED
Comps
13 within 1.0 mi
Show comp detail 9 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%) 13mo $1,640,000 $1,767 71
279 Dune Rd #2 0.10mi 2/1.5 960 (+15%) 3mo $1,300,000 $1,354 66
265 Dune Rd #128 0.04mi 2/2.0 943 (+13%) 13mo $1,550,000 $1,644 66
253 Dune Rd #48 0.06mi 2/2.0 1,039 (+24%) 9mo $1,475,000 $1,420 65
259 Dune Rd #138 0.03mi 2/2.0 943 (+13%) 29mo $1,875,000 $1,988 57
14 Oak St 1.48mi 2/1.0 728 (-13%) 25mo $737,000 $1,012 20
58 Library Ave 0.98mi 2/1.5 675 (-19%) 31mo $675,000 $1,000 18
459 Dune Rd Unit 7B 1.33mi 1/1.0 (-1) 650 (-22%) 19mo $478,000 $735 15
459 Dune Rd Unit 3B 1.33mi 1/1.0 (-1) 650 (-22%) 28mo $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
25.5%
Equity multiple
3.03×
Total profit
$768,866
Equity at exit
$1,216,187
10-year hold
IRR
22.5%
Equity multiple
6.93×
Total profit
$2,241,288
Equity at exit
$2,622,753

Cash invested: $378,000 (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
160
Price-to-rent
7.7×

Monthly cashflow live

Estimated rent
$14,627 medium interval (Pro) →
Mortgage (P&I)
−$7,080
Tax est. 1.5%
−$1,688 /mo · $20,250/yr
Insurance
−$562
HOA
−$1,718
Vacancy / Maint / Mgmt
−$3,072
Net cashflow
$508

Break-even live

Break-even rent $13,984
Max offer price $1,350,000
Occupancy floor 92%

Sensitivity live

Price -10% $1,441 -5% $974 +0% $508 +5% $41 +10% $-425
Rent -10% $-648 -5% $-70 +0% $508 +5% $1,086 +10% $1,663
Rate -1.0pp $1,188 -0.5pp $851 base $508 +0.5pp $158 +1.0pp $-198

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
$337,500
Closing costs
$40,500
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 19 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
259 Dune Rd Unit 137 Westhampton Beach, NY 2.0 2.0 950 $27,000 $28.42 96d 1 0.01mi
261 Dune Rd Westhampton Beach, NY 2.0 2.0 950 $35,000 $36.84 165d 1 0.02mi
253 Dune Rd #62 Westhampton Beach, NY 1.0 1.5 900 $25,000 $27.78 96d 1 0.03mi
265 Dune Rd Unit 71 Westhampton Beach, NY 1.0 1.5 1000 $7,500 $7.50 184d 1 0.06mi
250 Dune Rd #116 Westhampton Beach, NY 1.0 2.0 837 $22,000 $26.28 130d 1 0.06mi
265 Dune Rd Westhampton Beach, NY 2.0 2.0 900 $45,000 $50.00 184d 1 0.06mi
250 Dune Rd Unit 119 Westhampton Beach, NY 1.0 2.0 800 $17,500 $21.88 130d 1 0.07mi
250 Dune Rd Unit 120 Westhampton Beach, NY 1.0 2.0 950 $17,000 $17.89 165d 1 0.07mi
260 Dune Rd Unit 89 Westhampton Beach, NY 2.0 2.0 900 $22,000 $24.44 71d 1 0.08mi
260 Dune Rd Unit 75E Westhampton Beach, NY 2.0 2.0 950 $30,000 $31.58 130d 1 0.08mi
274 Dune Rd #19 Westhampton Beach, NY 1.0 1.0 684 $12,000 $17.54 151d 1 0.14mi
274 Dune Rd #6 Westhampton Beach, NY 1.0 1.0 565 $5,000 $8.85 10d 1 0.14mi
52 Stevens Ln Westhampton Beach, NY 2.0 1.0 884 $25,000 $28.28 6d 1 0.85mi
35 Library Ave Apt 3L Westhampton Beach, NY 2.0 2.0 800 $17,500 $21.88 165d 1 0.97mi
409A Dune Rd Westhampton Beach, NY 3.0 1.0 960 $27,000 $28.12 64d 1 1.07mi
115 Main St Westhampton Beach, NY 2.0 1.0 650 $3,400 $5.23 10d 1 1.10mi
39 Point Rd Westhampton Beach, NY 3.0 1.5 996 $3,800 $3.82 79d 1 1.22mi
221 Mill Rd #3 Westhampton Beach, NY 1.0 1.0 810 $8,000 $9.88 1d 1 1.39mi
221 Mill Rd #3 Westhampton Beach, NY 1.0 1.0 810 $8,000 $9.88 165d 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. 2026-11-08
    days on market $1,350,000 Active 206 DOM
  2. 2026-11-07
    days on market $1,350,000 Active 205 DOM
  3. 2026-11-06
    days on market $1,350,000 Active 204 DOM
  4. 2026-11-05
    days on market $1,350,000 Active 203 DOM
  5. 2026-11-04
    days on market $1,350,000 Active 202 DOM
  6. 2026-11-02
    days on market $1,350,000 Active 200 DOM
  7. 2026-11-01
    days on market $1,350,000 Active 199 DOM
  8. 2026-10-31
    days on market $1,350,000 Active 198 DOM
  9. 2026-10-30
    days on market $1,350,000 Active 197 DOM
  10. 2026-10-29
    days on market $1,350,000 Active 196 DOM
  11. 2026-10-28
    days on market $1,350,000 Active 195 DOM
  12. 2026-10-27
    days on market $1,350,000 Active 194 DOM
  13. 2026-10-26
    days on market $1,350,000 Active 193 DOM
  14. 2026-10-26
    days on market $1,350,000 Active 192 DOM
  15. 2026-10-24
    days on market $1,350,000 Active 191 DOM
  16. 2026-10-23
    days on market $1,350,000 Active 190 DOM
  17. 2026-10-22
    days on market $1,350,000 Active 189 DOM
  18. 2026-10-21
    days on market $1,350,000 Active 188 DOM
  19. 2026-10-20
    days on market $1,350,000 Active 187 DOM
  20. 2026-10-19
    days on market $1,350,000 Active 186 DOM
  21. 2026-10-18
    days on market $1,350,000 Active 185 DOM
  22. 2026-10-17
    days on market $1,350,000 Active 184 DOM
  23. 2026-10-16
    days on market $1,350,000 Active 183 DOM
  24. 2026-10-15
    days on market $1,350,000 Active 182 DOM
  25. 2026-10-14
    days on market $1,350,000 Active 181 DOM
  26. 2026-10-13
    days on market $1,350,000 Active 180 DOM
  27. 2026-10-12
    days on market $1,350,000 Active 179 DOM
  28. 2026-10-11
    days on market $1,350,000 Active 178 DOM
  29. 2026-10-10
    days on market $1,350,000 Active 177 DOM
  30. 2026-10-09
    days on market $1,350,000 Active 176 DOM
  31. 2026-10-09
    price $1,350,000 Active 175 DOM
  32. 2026-10-08
    days on market $1,499,000 Active 175 DOM
  33. 2026-10-07
    days on market $1,499,000 Active 174 DOM
  34. 2026-10-06
    days on market $1,499,000 Active 173 DOM
  35. 2026-10-05
    days on market $1,499,000 Active 172 DOM
  36. 2026-10-04
    days on market $1,499,000 Active 171 DOM
  37. 2026-10-04
    days on market $1,499,000 Active 170 DOM
  38. 2026-10-02
    days on market $1,499,000 Active 169 DOM
  39. 2026-10-01
    days on market $1,499,000 Active 168 DOM
  40. 2026-09-30
    days on market $1,499,000 Active 167 DOM
  41. 2026-09-29
    days on market $1,499,000 Active 166 DOM
  42. 2026-09-28
    days on market $1,499,000 Active 165 DOM
  43. 2026-09-27
    days on market $1,499,000 Active 164 DOM
  44. 2026-09-26
    days on market $1,499,000 Active 163 DOM
  45. 2026-09-25
    days on market $1,499,000 Active 162 DOM
  46. 2026-09-24
    days on market $1,499,000 Active 161 DOM
  47. 2026-09-23
    days on market $1,499,000 Active 160 DOM
  48. 2026-09-22
    days on market $1,499,000 Active 159 DOM
  49. 2026-09-21
    days on market $1,499,000 Active 158 DOM
  50. 2026-09-20
    days on market $1,499,000 Active 157 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$175,525
− Mortgage interest
−$75,621
− Property taxes
−$20,250
− Insurance
−$6,750
− Repairs & maintenance
−$14,042
− Management
−$14,042
− HOA
−$20,616
− Depreciation
−$39,273
Taxable loss
−$15,069
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,617
After-tax cash flow
$9,711/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

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%
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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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