281 Dune Rd Unit 17B · Westhampton Beach, NY 11978

$545,000

1 bd · 1.0 ba · 600 sqft · Condo · 9 Days on market

Built 1963 $833/mo HOA · 6% of rent

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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

Sale May Be Subject To Term & Conditions Of An Offering Plan. Enjoy This Newly Listed Oceanfront Co-Op In One Of The Best Maintained Buildings On The Ocean. Completely Renovated With Granite Kitchen, Hardwood Floors, And Marble Bathroom. The Views Of The Ocean And The Sunsets Over The Bay Are Breathtaking!!! Enjoy The Amenities Of The Hamptons Lifestyle Without The Price!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• Private deck
• Ocean access
• Beachfront pool

Tags

• BEACHFRONT POOL
• PRIVATE DECK
• FULL SERVICE CONCIERGE CO-OP
• PRIVATE RESIDENTS ONLY BEACH
• HEATED OCEANFRONT POOL
• OCEAN ACCESS

Property features AI

Finance

• HOA & community: Community association (La Coquille); Association amenities include concierge, landscaping, grounds maintenance, parking, pool, receiving room, and trash service; Association fee of $2,500 paid quarterly; Association fee covers common area maintenance, exterior maintenance, pool service, snow removal, trash, and water

Exterior

• Parking: Assigned parking space in parking lot (1 space); No carport
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation
• Exterior features: Community pool; In-ground outdoor pool; Outdoor space; Bicycle room; Walk-up access; Waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Freezer
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Kitchen island; Open floor plan; Open kitchen; Primary bathroom; Storage; Covered patio/deck
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $545k.

Deal economics

• At list price, monthly cash flow is $6k ($67k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $545k).
• Cap rate 18.5% 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 22d 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 $12,846/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 $58k of equity ($4k loan paydown + $54k 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 $153k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $328k; list at $545k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $545,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 2.36% ✓
• Cap rate: 18.51%
• Cash-on-cash: 43.63%
• DSCR: 2.94
• GRM: 3.5

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: 58.3%
• Equity multiple: 5.27×
• Total profit: $650,922
• Equity at exit: $490,979

10-year hold

• IRR: 51.8%
• Equity multiple: 11.75×
• Total profit: $1,640,353
• Equity at exit: $1,058,815

Cash invested: $152,600 (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: 3.5×

Monthly cashflow live

• Estimated rent: $12,846 medium
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$833
• Vacancy / Maint / Mgmt: −$2,698
• Net cashflow: $5,549

Break-even live

Break-even rent $5,822

Max offer price $545,000

Occupancy floor 52%

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: $136,250
• Closing costs: $16,350
• 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	43d	1	0.09mi
274 Dune Rd #19 Westhampton Beach, NY	1.0	1.0	684	$12,000	$17.54	11d	1	0.09mi
274 Dune Rd Unit 9 Westhampton Beach, NY	1.0	1.0	506	$10,500	$20.75	22d	1	0.09mi
260 Dune Rd Westhampton Beach, NY	2.0	2.0	550	$26,000	$47.27	7d	2	0.17mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $545,000 Active 9 DOM
2. 2026-06-17
   days on market $545,000 Active 8 DOM
3. 2026-06-16
   days on market $545,000 Active 7 DOM
4. 2026-06-15
   days on market $545,000 Active 6 DOM
5. 2026-06-13
   days on market $545,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $545,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $154,147
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$12,332
• − Management: −$12,332
• − HOA: −$9,996
• − Depreciation: −$15,855
• Taxable income: $62,204
• Est. tax owed @ 24.0%: −$14,929
• After-tax cash flow: $51,654/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

+51.8% since first listed

10 events — show timeline

• 2026-05-18 Listed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-27 Sold (MLS) $328,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-27 Sold (MLS) $328,000 MLSLI
• 2016-07-25 Pending — MLSLI
• 2016-01-19 Listed $349,000 MLSLI
• 2016-01-14 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-10-25 Listed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-15 Listed $359,000 OneKey® MLS as Distributed by MLS Grid