274 Dune Rd · Westhampton Beach, NY 11978

$575,000

1 bd · 1.0 ba · 506 sqft · SingleFamily public records · 296 Days on market

Built 1974

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bright Bayside 1-Bedroom Condo With Access To A Most Pristine Section Of Westhampton Beach. Renovated Bathroom + Kitchen W Hardwood Floors. Two Terraces Give Gentle Cross Breeze From Ocean To Bay. Upper Level For Breathtaking Summer Sunsets Over The Bay. Stone's Thrown To Town. Bike Storage. One Of Only Two, Dune Road Condo Developments That Allow Dogs To Reside., Additional information: Appearance:Great!

Key facts

• Renovated bathroom
• New marble island
• Built 1974

Tags

• DECK OVERLOOKING THE BAY
• NEW MARBLE ISLAND
• RENOVATED BATHROOM
• CLOSE PROXIMITY TO SHOPS
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Finance

• HOA & community: Association fee billed annually

Exterior

• Parking: Parking lot; No carport
• Utilities: Septic tank; Electricity available; Public trash collection; Water available and connected
• Home design: Condominium; 2 stories
• Construction: Frame construction
• Exterior features: Waterfront property; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Kitchen island; Stone countertops; Galley layout
• Bedrooms: 2-story unit with first-floor bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Galley-style kitchen; Kitchen island; Open floorplan; Primary bathroom; Stone countertops; Washer/dryer hookup; Screened porch; Pets allowed
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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+; 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; 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 $12,823/mo this rent would consume 123% 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 $61k of equity ($4k loan paydown + $58k 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 $161k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $425k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $506,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1974 — 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: 2.23% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.89%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 60.1%
• Equity multiple: 5.38×
• Total profit: $705,484
• Equity at exit: $518,006

10-year hold

• IRR: 53.7%
• Equity multiple: 11.99×
• Total profit: $1,769,550
• Equity at exit: $1,117,099

Cash invested: $161,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $12,823 medium
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,693
• Net cashflow: $6,157

Break-even live

Break-even rent $5,030

Max offer price $575,000

Occupancy floor 47%

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: $143,750
• Closing costs: $17,250
• 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	0.02mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	11d	1	0.03mi
274 Dune Rd Unit 9 Westhampton Beach, NY	1.0	1.0	506	$10,500	$20.75	22d	1	0.03mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	8d	2	0.12mi

Listing history 9 events

1. 2026-06-18
   days on market $575,000 Active 296 DOM
2. 2026-06-17
   days on market $575,000 Active 295 DOM
3. 2026-06-16
   days on market $575,000 Active 294 DOM
4. 2026-06-15
   days on market $575,000 Active 293 DOM
5. 2026-06-13
   days on market $575,000 Active 291 DOM
6. 2026-06-09
   days on market $575,000 Active 287 DOM
7. 2026-06-08
   days on market $575,000 Active 286 DOM
8. 2026-06-07
   remarks 519-char remark
9. 2026-06-07
   listed $575,000 Active 285 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: $153,881
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$12,310
• − Management: −$12,310
• − Depreciation: −$16,727
• Taxable income: $68,824
• Est. tax owed @ 24.0%: −$16,518
• After-tax cash flow: $57,364/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

+283.3% since first listed

20 events — show timeline

• 2026-06-05 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Sold (Public Records) $425,000 Public Records
• 2025-10-10 Price Changed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Rental Removed $12,000 ONEKEY
• 2024-04-08 Listed for Rent $12,000 ONEKEY
• 2023-11-18 Rental Removed $4,000 ONEKEY
• 2023-08-20 Listed for Rent $4,000 ONEKEY
• 2017-07-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-05-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-04-17 Sold (MLS) $370,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-03-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-03-03 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2016-10-24 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-15 Listed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-26 Sold (Public Records) $1,667 Public Records
• 1987-07-21 Sold (Public Records) $150,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $509 · +11.9% YoY. Source: county tax records.