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    654A Dune Rd Westhampton Dunes, NY 11978

    Sponsored
    For Sale
    $3,950,000

    Beach Cottage, Multi-Unit (2-4) - Westhampton Dunes, NY

    Property size:
    2,174 SF
    Lot size:
    0.56 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 4 at 2:06 am

    Property Features for 654A Dune Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Dining Room, Family Room, Living Room
    Bedrooms
    5
    Bathrooms
    3
    APN
    0907-004.000-0001-019.000
    Parking features
    Garage
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Microwave, Refrigerator, Washer
    Size
    2,174 SF
    Lot size
    0.56 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s), Forced Air, Heat Pump (Heating)
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1956
    Year renovated
    1956
    Floors in Building
    1
    Flooring type
    Hardwood
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Christopher Furchert

    Compass

    Listing agent Christopher Furchert

    Listing date Mar 3, 2026

    MLS# 11665010 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Bayfront Multifamily Cottage in Westhampton

    This multifamily property in Westhampton Dunes offers a blend of Hamptons cottage character and potential waterfront living. The property features approximately 175 feet of bulkheading with open-bay views. The main cottage includes three bedrooms, two bathrooms, an eat-in kitchen, and a great room oriented to capture water views. Air conditioning and heat ensure year-round comfort. A separate guest cottage provides flexibility with two bedrooms, one bathroom, a fully equipped kitchen, and split systems for air conditioning and heat. This layout is suitable for hosting guests, accommodating extended family, or generating rental income. Outdoor amenities include a private deck overlooking the bay and an outdoor shower. The property is situated across the street from ocean beach access and is less than five miles from the shops and restaurants of Westhampton Beach Main Street. The property is situated on a 0.56-acre lot and the property size is 2174 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Hotel & Motel Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Westhampton Dunes
    County
    Suffolk
    State
    New York
    Longitude
    -72.696273
    Latitude
    40.781781

    FAQs

    What type of property is this?
    Multifamily property - Multifamily property with bay views, guest cottage, and beach access.
    Where is this multifamily property located?
    The property is located at 654A Dune Rd Westhampton Dunes, NY.
    What is the asking price?
    The asking price for this property is $3,950,000.
    What are key features of this property?
    This property features: - Rare bayfront property with **175 feet of bulkheading and sweeping open-bay views.**; - Multifamily property features a main cottage (3 bedrooms, 2 bathrooms) and a separate guest cottage (2 bedrooms, 1 bathroom).; - Ocean beach access is conveniently located across the street.
    (631) 664-2412
    Request Owner's contact information
    654A Dune Rd Westhampton Dunes, NY 11978
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    Westhampton Dunes, NY 11978
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    654A Dune Rd Westhampton Dunes, NY 11978
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    We can help!
    Listing Contact
    Christopher Furchert
    (631) 664-2412
    Learn more
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