19 Quaquanantuck Ln · Quogue, NY 11959

$4,850,000

5 bd · 4.0 ba · 4,366 sqft · SingleFamily public records · 445 Days on market

Built 1967 1.65 ac lot $1111/sqft · 26% below area Est $6553k · 26% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a rare opportunity to acquire a stunning property close to the ocean, brimming with potential. Whether you wish to embrace the charm of the existing home or create your ultimate dream sanctuary, this 1.65+/- acre estate offers nearly endless possibilities. Designed by the renowned American architectural firm Royal Barry Wills and nestled in the highly desirable Quogue estate section, this property features a 4,366+/- sq ft home with 5 bedrooms and 4 full baths. The expansive lot size and considerable square footage make it a fantastic place to relax or entertain. The well-designed interior spaces are light-filled and full of character. The living room boasts a wood-burning fireplace, cathedral ceiling, two cozy built-in book nooks, and French doors leading to the patio. An adjoining sitting room with built-in bookcases and window seats is perfect for reading or playing games. The original part of the home includes an open kitchen with breakfast bar, an en suite junior primary bedroom, two guest bedrooms, and a bath. A new wing added in 1998 offers a second kitchen, primary suite with spa bath and dressing room, spacious family room, additional guest bedroom, bath, and a screened porch for al fresco dining. The second floor features a loft area ideal for guests. 19 Quaquanantuck Lane is a private, serene setting with ample room for a pool, pool house, and tennis court. All this, within a half-mile to the Quogue shops, market, and the village dock that hosts amazing sunsets. Plus, moments from Dune Road and some of the most breathtaking ocean beaches in the world. This property is a unique opportunity to own a piece of paradise in one of the most sought-after locations within the Quogue estate section.

Key facts

• 4 acre estate
• French doors
• Built in book nooks

Tags

• 4 ACRE ESTATE
• WOOD BURNING FIREPLACE
• CATHEDRAL CEILING
• BUILT IN BOOK NOOKS
• FRENCH DOORS
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $4.85M.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $4.54M (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $4.03M (16.9% below list).
• Recommended offer: $4.03M (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#600 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Quogue Union Free School District (suburban): math 70% / reading 80% proficiency, ranked #125 of 755 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Quogue Elementary School (math 87% / reading 92%, grade A+, #45 of 2,108 statewide, top 3%, 84 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Zoned-school proficiency averages 90% at this address vs 75% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Quogue Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 37 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $228k of equity ($34k loan paydown + $195k appreciation (4.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$367k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 445 days — a 12% lower offer ($4.27M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,031,662 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 445 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $6,553,289
• List price: $4,850,000
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Waters Edge Dr	0.54mi	4/4.0 (-1)	3,928 (-10%)	1mo	$3,800,000	$967	52
6 Assups Neck Ln	0.56mi	6/8.0 (+1)	4,515 (+3%)	13mo	$6,637,500	$1,470	38
3 Assups Neck Ln	0.62mi	4/4.5 (-1)	3,793 (-13%)	19mo	$5,375,000	$1,417	26
21 Wildwood Ln	0.57mi	4/5.0 (-1)	3,786 (-13%)	24mo	$4,225,000	$1,116	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $714,565
• Equity at exit: $2,462,604

10-year hold

• IRR: 10.7%
• Equity multiple: 2.78×
• Total profit: $2,422,197
• Equity at exit: $4,030,651

Cash invested: $1,358,000 (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 11959

• Home prices YoY: 1.1%
• Active inventory: 37
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $40,317 medium
• Mortgage (P&I): −$25,434
• Tax est. 1.5%: −$6,062 /mo · $72,750/yr
• Insurance: −$2,021
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,466
• Net cashflow: $-2,128

Break-even live

Break-even rent $43,010

Max offer price $4,542,142

Occupancy floor —

Sensitivity live

Price	-10% $1,224	-5% $-452	+0% $-2,128	+5% $-3,803	+10% $-5,479
Rent	-10% $-5,313	-5% $-3,720	+0% $-2,128	+5% $-535	+10% $1,057
Rate	-1.0pp $315	-0.5pp $-894	base $-2,128	+0.5pp $-3,384	+1.0pp $-4,663

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: $1,212,500
• Closing costs: $145,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Dune Rd Westhampton Beach, NY	4.0	5.5	3991	$50,000	$12.53	26d	1	0.48mi
50 Old Main Rd Quogue, NY	4.0	4.5	3702	$30,000	$8.10	26d	1	0.95mi
28 Old Meeting House Rd Quogue, NY	5.0	5.5	4500	$30,000	$6.67	26d	1	1.11mi
102 Dune Rd Westhampton Beach, NY	6.0	6.5	5297	$40,000	$7.55	26d	1	1.32mi

Listing history 18 events

1. 2026-06-21
   days on market $4,850,000 Active 445 DOM
2. 2026-06-18
   days on market $4,850,000 Active 442 DOM
3. 2026-06-17
   days on market $4,850,000 Active 441 DOM
4. 2026-06-16
   days on market $4,850,000 Active 440 DOM
5. 2026-06-15
   days on market $4,850,000 Active 439 DOM
6. 2026-06-13
   days on market $4,850,000 Active 437 DOM
7. 2026-06-13
   days on market $4,850,000 Active 436 DOM
8. 2026-06-09
   days on market $4,850,000 Active 433 DOM
9. 2026-06-08
   days on market $4,850,000 Active 432 DOM
10. 2026-06-07
    days on market $4,850,000 Active 431 DOM
11. 2026-06-04
    days on market $4,850,000 Active 428 DOM
12. 2026-06-03
    days on market $4,850,000 Active 427 DOM
13. 2026-06-02
    days on market $4,850,000 Active 426 DOM
14. 2026-06-01
    days on market $4,850,000 Active 425 DOM
15. 2026-05-31
    days on market $4,850,000 Active 424 DOM
16. 2026-01-23
    price $4,995,000 1737-char remark

    Show marketing remark (1737 chars)

    This is a rare opportunity to acquire a stunning property close to the ocean, brimming with potential. Whether you wish to embrace the charm of the existing home or create your ultimate dream sanctuary, this 1.65+/- acre estate offers nearly endless possibilities. Designed by the renowned American architectural firm Royal Barry Wills and nestled in the highly desirable Quogue estate section, this property features a 4,366+/- sq ft home with 5 bedrooms and 4 full baths. The expansive lot size and considerable square footage make it a fantastic place to relax or entertain. The well-designed interior spaces are light-filled and full of character. The living room boasts a wood-burning fireplace, cathedral ceiling, two cozy built-in book nooks, and French doors leading to the patio. An adjoining sitting room with built-in bookcases and window seats is perfect for reading or playing games. The original part of the home includes an open kitchen with breakfast bar, an en suite junior primary bedroom, two guest bedrooms, and a bath. A new wing added in 1998 offers a second kitchen, primary suite with spa bath and dressing room, spacious family room, additional guest bedroom, bath, and a screened porch for al fresco dining. The second floor features a loft area ideal for guests. 19 Quaquanantuck Lane is a private, serene setting with ample room for a pool, pool house, and tennis court. All this, within a half-mile to the Quogue shops, market, and the village dock that hosts amazing sunsets. Plus, moments from Dune Road and some of the most breathtaking ocean beaches in the world. This property is a unique opportunity to own a piece of paradise in one of the most sought-after locations within the Quogue estate section.

17. 2025-06-16
    price $5,195,000 1737-char remark

    Show marketing remark (1737 chars)

    This is a rare opportunity to acquire a stunning property close to the ocean, brimming with potential. Whether you wish to embrace the charm of the existing home or create your ultimate dream sanctuary, this 1.65+/- acre estate offers nearly endless possibilities. Designed by the renowned American architectural firm Royal Barry Wills and nestled in the highly desirable Quogue estate section, this property features a 4,366+/- sq ft home with 5 bedrooms and 4 full baths. The expansive lot size and considerable square footage make it a fantastic place to relax or entertain. The well-designed interior spaces are light-filled and full of character. The living room boasts a wood-burning fireplace, cathedral ceiling, two cozy built-in book nooks, and French doors leading to the patio. An adjoining sitting room with built-in bookcases and window seats is perfect for reading or playing games. The original part of the home includes an open kitchen with breakfast bar, an en suite junior primary bedroom, two guest bedrooms, and a bath. A new wing added in 1998 offers a second kitchen, primary suite with spa bath and dressing room, spacious family room, additional guest bedroom, bath, and a screened porch for al fresco dining. The second floor features a loft area ideal for guests. 19 Quaquanantuck Lane is a private, serene setting with ample room for a pool, pool house, and tennis court. All this, within a half-mile to the Quogue shops, market, and the village dock that hosts amazing sunsets. Plus, moments from Dune Road and some of the most breathtaking ocean beaches in the world. This property is a unique opportunity to own a piece of paradise in one of the most sought-after locations within the Quogue estate section.

18. 2025-04-01
    listed $5,395,000 Active 1737-char remark

    Show marketing remark (1737 chars)

    This is a rare opportunity to acquire a stunning property close to the ocean, brimming with potential. Whether you wish to embrace the charm of the existing home or create your ultimate dream sanctuary, this 1.65+/- acre estate offers nearly endless possibilities. Designed by the renowned American architectural firm Royal Barry Wills and nestled in the highly desirable Quogue estate section, this property features a 4,366+/- sq ft home with 5 bedrooms and 4 full baths. The expansive lot size and considerable square footage make it a fantastic place to relax or entertain. The well-designed interior spaces are light-filled and full of character. The living room boasts a wood-burning fireplace, cathedral ceiling, two cozy built-in book nooks, and French doors leading to the patio. An adjoining sitting room with built-in bookcases and window seats is perfect for reading or playing games. The original part of the home includes an open kitchen with breakfast bar, an en suite junior primary bedroom, two guest bedrooms, and a bath. A new wing added in 1998 offers a second kitchen, primary suite with spa bath and dressing room, spacious family room, additional guest bedroom, bath, and a screened porch for al fresco dining. The second floor features a loft area ideal for guests. 19 Quaquanantuck Lane is a private, serene setting with ample room for a pool, pool house, and tennis court. All this, within a half-mile to the Quogue shops, market, and the village dock that hosts amazing sunsets. Plus, moments from Dune Road and some of the most breathtaking ocean beaches in the world. This property is a unique opportunity to own a piece of paradise in one of the most sought-after locations within the Quogue estate section.

ⓘ 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 5/10 Major FEMA zone AE · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $483,800
• − Mortgage interest: −$271,675
• − Property taxes: −$72,750
• − Insurance: −$29,775
• − Repairs & maintenance: −$38,704
• − Management: −$38,704
• − Depreciation: −$141,091
• Taxable loss: −$108,900
• Est. tax savings @ 24.0%: +$26,136
• After-tax cash flow: $605/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: Quogue Union Free School District
• NCES district ID: 3624060
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $66,746
• Composite: 66.09/100
• National rank: #960
• State rank: #125 of 755 in NY

Livability — Quogue

• Score: 67/100
• State rank: #600
• US rank: #10895

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quogue, NY
• City population: 576
• Population (ZIP): 576

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 (71%)
• Race & ethnicity: White 71% Two or more races 23% Hispanic / Latino 23% Black 3%
• Common ancestry: Italian 21% Portuguese 7% Scotch-Irish 4%
• Foreign-born: 18% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▲ 4.01%
• Current HPI: 364.8746
• Rent YoY: —
• Metro: —
• 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

-7.4% since first listed

3 events — show timeline

• 2026-01-23 Price Changed $4,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $5,195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Listed $5,395,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2025): $5,268 · +5.8% YoY. Source: county tax records.