253 Dune #49 · Westhampton Beach, NY 11978

$1,599,990

2 bd · 2.0 ba · 1,000 sqft · Condo · 84 Days on market

Built 1975 Good condition $1600/sqft · 8% above area Est $1475k · 8% over $702/mo HOA · 5% of rent

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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 +14.4/30.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• ARV discount +3.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Yardarm! One of two, year round, Ocean front condominiums in Westhampton Beach. Conveniently located just over the Jessup Bridge and just minutes from Main Street. Enjoy Ocean views, sunrises and sunsets from your very own private ocean beach. Meticulously maintained, Unit 49 offers an open floor plan with sundrenched sliding doors leading to the private deck. You will also find a Primary suite with a full renovated bathroom, additional quest bedroom and a 2nd full bathroom, Recessed lighting, crown moldings, freshly painted and all new flooring throughout. Unit 49 is also is one of the first units next to the elevator and stairs but yet its entranced is set back for the ultimate private setting that only a few units offer. Amenities at The Yardarm also include Ocean beach, 2 pools, 3 tennis courts, dedicated parking, laundry room, elevators and bicycle storage. Full time manager on site as well.

Key facts

• Private deck
• Private ocean beach
• Open floor plan

Tags

• OCEAN FRONT CONDOMINIUMS
• PRIVATE OCEAN BEACH
• OPEN FLOOR PLAN
• PRIVATE DECK
• RENOVATED BATHROOM
• DEDICATED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.60M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.53M (4.4% below list).
• Recommended offer: $1.50M (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 12 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 $15,303/mo this rent would consume 147% 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 $171k of equity ($11k loan paydown + $160k 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 $448k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$275k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $1,503,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 0.96% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,475,000
• List price: $1,599,990
• Delta: 8.47%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $893,096
• Equity at exit: $1,441,398

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $2,614,795
• Equity at exit: $3,108,429

Cash invested: $447,997 (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: 8.7×

Monthly cashflow live

• Estimated rent: $15,303 medium
• Mortgage (P&I): −$8,391
• Tax est. 1.5%: −$2,000 /mo · $24,000/yr
• Insurance: −$667
• HOA: −$702
• Vacancy / Maint / Mgmt: −$3,214
• Net cashflow: $330

Break-even live

Break-even rent $14,885

Max offer price $1,599,990

Occupancy floor 93%

Sensitivity live

Price	-10% $1,436	-5% $883	+0% $330	+5% $-223	+10% $-775
Rent	-10% $-879	-5% $-274	+0% $330	+5% $935	+10% $1,539
Rate	-1.0pp $1,136	-0.5pp $737	base $330	+0.5pp $-84	+1.0pp $-506

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: $399,998
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.07mi
250 Dune Rd Unit 120 Westhampton Beach, NY	1.0	2.0	950	$17,000	$17.89	26d	1	0.08mi
265 Dune Rd Unit 71 Westhampton Beach, NY	1.0	1.5	1000	$7,500	$7.50	45d	1	0.11mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	9d	2	0.11mi
265 Dune Rd Westhampton Beach, NY	2.0	2.0	900	$45,000	$50.00	45d	1	0.11mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	26d	1	0.88mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	26d	1	0.92mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	26d	1	0.95mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	23d	1	1.20mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	16d	1	1.24mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	20d	1	1.39mi
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: $702 · $8,424/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $1,599,990 Active 84 DOM
2. 2026-06-18
   days on market $1,599,990 Active 81 DOM
3. 2026-06-17
   days on market $1,599,990 Active 80 DOM
4. 2026-06-16
   days on market $1,599,990 Active 79 DOM
5. 2026-06-15
   days on market $1,599,990 Active 78 DOM
6. 2026-06-13
   days on market $1,599,990 Active 76 DOM
7. 2026-06-09
   days on market $1,599,990 Active 72 DOM
8. 2026-06-08
   days on market $1,599,990 Active 71 DOM
9. 2026-06-07
   days on market $1,599,990 Active 70 DOM
10. 2026-06-04
    days on market $1,599,990 Active 67 DOM
11. 2026-06-03
    days on market $1,599,990 Active 66 DOM
12. 2026-06-02
    days on market $1,599,990 Active 65 DOM
13. 2026-06-01
    days on market $1,599,990 Active 64 DOM
14. 2026-05-31
    days on market $1,599,990 Active 63 DOM
15. 2026-05-19
    price $1,650,000 924-char remark

    Show marketing remark (924 chars)

    Welcome to The Yardarm! One of two, year round, Ocean front condominiums in Westhampton Beach. Conveniently located just over the Jessup Bridge and just minutes from Main Street. Enjoy Ocean views, sunrises and sunsets from your very own private ocean beach. Meticulously maintained, Unit 49 offers an open floor plan with sundrenched sliding doors leading to the private deck. You will also find a Primary suite with a full renovated bathroom, additional quest bedroom and a 2nd full bathroom, Recessed lighting, crown moldings, freshly painted and all new flooring throughout. Unit 49 is also is one of the first units next to the elevator and stairs but yet its entranced is set back for the ultimate private setting that only a few units offer. Amenities at The Yardarm also include Ocean beach, 2 pools, 3 tennis courts, dedicated parking, laundry room, elevators and bicycle storage. Full time manager on site as well.

16. 2026-04-26
    price $1,675,000 924-char remark

    Show marketing remark (924 chars)

    Welcome to The Yardarm! One of two, year round, Ocean front condominiums in Westhampton Beach. Conveniently located just over the Jessup Bridge and just minutes from Main Street. Enjoy Ocean views, sunrises and sunsets from your very own private ocean beach. Meticulously maintained, Unit 49 offers an open floor plan with sundrenched sliding doors leading to the private deck. You will also find a Primary suite with a full renovated bathroom, additional quest bedroom and a 2nd full bathroom, Recessed lighting, crown moldings, freshly painted and all new flooring throughout. Unit 49 is also is one of the first units next to the elevator and stairs but yet its entranced is set back for the ultimate private setting that only a few units offer. Amenities at The Yardarm also include Ocean beach, 2 pools, 3 tennis courts, dedicated parking, laundry room, elevators and bicycle storage. Full time manager on site as well.

17. 2026-04-10
    listed $25,000
18. 2026-03-29
    listed $1,625,000 Active 924-char remark

    Show marketing remark (924 chars)

    Welcome to The Yardarm! One of two, year round, Ocean front condominiums in Westhampton Beach. Conveniently located just over the Jessup Bridge and just minutes from Main Street. Enjoy Ocean views, sunrises and sunsets from your very own private ocean beach. Meticulously maintained, Unit 49 offers an open floor plan with sundrenched sliding doors leading to the private deck. You will also find a Primary suite with a full renovated bathroom, additional quest bedroom and a 2nd full bathroom, Recessed lighting, crown moldings, freshly painted and all new flooring throughout. Unit 49 is also is one of the first units next to the elevator and stairs but yet its entranced is set back for the ultimate private setting that only a few units offer. Amenities at The Yardarm also include Ocean beach, 2 pools, 3 tennis courts, dedicated parking, laundry room, elevators and bicycle storage. Full time manager on site as well.

ⓘ 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: $183,638
• − Mortgage interest: −$89,624
• − Property taxes: −$24,000
• − Insurance: −$8,000
• − Repairs & maintenance: −$14,691
• − Management: −$14,691
• − HOA: −$8,424
• − Depreciation: −$46,545
• Taxable loss: −$22,338
• Est. tax savings @ 24.0%: +$5,361
• After-tax cash flow: $9,325/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 · 11 photos

Good 80/100 Cosmetic rehab

This oceanfront condo is in excellent condition with minimal maintenance required. The open floor plan and ocean views make it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Re-grouting tile in bathrooms — Improves appearance and functionality.
• Both Replacing window screens — Enhances energy efficiency and appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Re-grouting tile in bathrooms — Improves appearance and functionality. ↑
• Both Replacing window screens — Enhances energy efficiency and appearance. ↑

ⓘ 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

+1.5% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $1,650,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $1,675,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed for Rent $25,000 ONEKEY
• 2026-03-29 Listed $1,625,000 OneKey® MLS as Distributed by MLS Grid