529 Montauk Hwy · Quiogue, NY 11978

$799,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 50 Days on market

Built 1991 9,583 sqft lot $1104/sqft · 10% below area Est $893k · 10% under ↓ 3% since listing

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming cottage located in the Quiogue Hamlet of Westhampton Beach. Set on just shy of a quarter acre, this property offers a wonderful opportunity to create your perfect getaway. The home features two bedrooms and one full bath, along with an eat-in-kitchen and a comfortable living room offering a cozy and functional layout. An unfinished basement provides additional space with potential for storage or future improvements. Adjacent properties MLS#992577 and MLS#992544, are also listed for sale, offering potential additional opportunity for expansion or investment.

Key facts

• Eat-in-kitchen
• Quarter acre
• Unfinished basement

Tags

• QUARTER ACRE
• EAT-IN-KITCHEN
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Cesspool sewer; Water connected; Electricity connected; Cable connected; Trash collection (private); Propane available
• Home design: Single family residence; 724 total building area
• Construction: Frame construction; Basement: unfinished
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Scuttle-access attic; Unfinished basement with Bilco doors
• Laundry & utility: Utilities include propane (no specific washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $799k).
• Recommended offer: $775k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,023 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; 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; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $15,527/mo this rent would consume 149% 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 $85k of equity ($6k loan paydown + $80k 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 $224k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $775,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.76%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (median comp): $892,663
• List price: $799,000
• Delta: -10.49%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Peters Ln	0.45mi	2/1.0	700 (-3%)	16mo	$826,000	$1,180	60
424 Main St	0.53mi	2/1.0	632 (-13%)	4mo	$936,000	$1,481	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 55.0%
• Equity multiple: 5.05×
• Total profit: $907,067
• Equity at exit: $719,803

10-year hold

• IRR: 48.5%
• Equity multiple: 11.28×
• Total profit: $2,299,569
• Equity at exit: $1,552,281

Cash invested: $223,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $15,527 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$331 /mo · $3,976/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,261
• Net cashflow: $7,412

Break-even live

Break-even rent $6,145

Max offer price $799,000

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Main St Westhampton Beach, NY	2.0	1.0	632	$10,000	$15.82	19d	1	0.55mi

Listing history 15 events

1. 2026-06-18
   days on market $799,000 Active 50 DOM
2. 2026-06-17
   days on market $799,000 Active 49 DOM
3. 2026-06-16
   days on market $799,000 Active 48 DOM
4. 2026-06-15
   days on market $799,000 Active 47 DOM
5. 2026-06-13
   days on market $799,000 Active 45 DOM
6. 2026-06-09
   days on market $799,000 Active 41 DOM
7. 2026-06-08
   days on market $799,000 Active 40 DOM
8. 2026-06-07
   days on market $799,000 Active 39 DOM
9. 2026-06-04
   days on market $799,000 Active 36 DOM
10. 2026-06-03
    days on market $799,000 Active 35 DOM
11. 2026-06-02
    days on market $799,000 Active 34 DOM
12. 2026-06-02
    price $799,000 Active 33 DOM
13. 2026-06-01
    days on market $825,000 Active 33 DOM
14. 2026-05-31
    days on market $825,000 Active 32 DOM
15. 2026-04-28
    listed $825,000 Active 589-char remark

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,976 · $331/mo
• Projected year-2 tax: $8,740 · $728/mo
• Expected delta: +$4,763/yr (+$397/mo · 119.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 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: $186,327
• − Mortgage interest: −$44,756
• − Property taxes: −$3,976
• − Insurance: −$3,995
• − Repairs & maintenance: −$14,906
• − Management: −$14,906
• − Depreciation: −$23,244
• Taxable income: $80,543
• Est. tax owed @ 24.0%: −$19,330
• After-tax cash flow: $69,616/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 — Quiogue

• Score: 59/100
• State rank: #1023
• US rank: #19962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quiogue, NY
• County: Suffolk County · 679,920 people
• City population: 4,376
• 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

-3.2% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $825,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2022): $3,976 · +0.0% YoY. Source: county tax records.