22 Barracuda Rd · East Quogue, NY 11942

$999,999

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 212 Days on market

Built 1988 0.27 ac lot $840/sqft · at area comps Est $970k · at est. $100/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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
• ARV discount +6.1/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of Hamptons living in this beautifully renovated beach retreat in the coveted Shinnecock Shores community of East Quogue. Move-in ready for immediate enjoyment, the home offers potential for a third bedroom, ample room for a pool, a dock slip in the community marina, and the added exclusivity of a private beach at the end of the road—enhanced by a detached garage and an outdoor shower ideal for seamless coastal living after beach or boat days. Renovations shine throughout while preserving the timeless character of a classic Hamptons beach cottage. Sited on .27 acres, this traditional cape provides 1,190 sq. ft. of sun-filled living space with two generously sized bedrooms, two full baths, and a flexible bonus room overlooking the mature, manicured grounds. Inside, natural light pours through bright, inviting interiors enhanced by premium kitchen appliances and a harmonious flow between indoor comfort and outdoor enjoyment. Perfect for relaxed living and effortless entertaining, the home features ample room for dining al fresco on the rear patio. Set within a vibrant beach community, residents enjoy a serene bay front, boating to 6 nearby waterfront restaurants along Shinnecock Bay and beyond. Come enjoy the relaxed coastal lifestyle that defines Shinnecock Shores.

Key facts

• Private beach
• Dock slip in marina
• Flexible bonus room

Tags

• DOCK SLIP IN MARINA
• PRIVATE BEACH
• DETACHED GARAGE
• OUTDOOR SHOWER
• FLEXIBLE BONUS ROOM
• PREMIUM KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1000k.

Deal economics

• At list price, monthly cash flow is $5k ($62k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1000k).
• Recommended offer: $880k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.6% in East Quogue — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#943 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• East Quogue Union Free School District (suburban): math 55% / reading 50% proficiency, ranked #342 of 755 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $280k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $195k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $410k; list at $1000k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/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 $879,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.99%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $969,934
• List price: $999,999
• Delta: 3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Tarpon Rd	0.10mi	2/1.0	1,120 (-6%)	10mo	$765,000	$683	77
7 Bonita Rd	0.20mi	2/2.0	1,100 (-8%)	21mo	$785,000	$714	57
21 Eisenhower Dr	0.51mi	3/2.0 (+1)	1,190 (0%)	16mo	$800,000	$672	54
6 Whiting Rd	0.22mi	3/2.0 (+1)	1,300 (+9%)	14mo	$899,000	$692	54
15 Indian Run Rd	0.56mi	3/2.0 (+1)	1,112 (-7%)	6mo	$1,350,000	$1,214	49
30 Kennedy Dr	0.74mi	3/2.0 (+1)	1,329 (+12%)	14mo	$790,000	$594	25

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $167,439
• Equity at exit: $149,103

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $570,258
• Equity at exit: $86,462

Cash invested: $280,000 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $14,973 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$470 /mo · $5,636/yr
• Insurance: −$417
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$3,144
• Net cashflow: $5,172

Break-even live

Break-even rent $8,427

Max offer price $999,999

Occupancy floor 60%

Sensitivity live

Price	-10% $5,738	-5% $5,455	+0% $5,172	+5% $4,889	+10% $4,606
Rent	-10% $3,989	-5% $4,581	+0% $5,172	+5% $5,764	+10% $6,355
Rate	-1.0pp $5,676	-0.5pp $5,426	base $5,172	+0.5pp $4,913	+1.0pp $4,649

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	44d	1	0.91mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	1.10mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	18d	1	1.15mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	1.15mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	6d	1	1.16mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	11d	1	1.22mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	1.27mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	44d	1	1.39mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: waterlandscapingpool

Listing history 34 events

1. 2026-06-21
   days on market $999,999 Active 212 DOM
2. 2026-06-18
   days on market $999,999 Active 209 DOM
3. 2026-06-17
   days on market $999,999 Active 208 DOM
4. 2026-06-16
   days on market $999,999 Active 207 DOM
5. 2026-06-15
   days on market $999,999 Active 206 DOM
6. 2026-06-13
   days on market $999,999 Active 204 DOM
7. 2026-06-13
   days on market $999,999 Active 203 DOM
8. 2026-06-09
   days on market $999,999 Active 200 DOM
9. 2026-06-08
   days on market $999,999 Active 199 DOM
10. 2026-06-07
    pricedays on market $999,999 Active 198 DOM
11. 2026-06-04
    days on market $1,050,000 Active 195 DOM
12. 2026-06-03
    days on market $1,050,000 Active 194 DOM
13. 2026-06-02
    days on market $1,050,000 Active 193 DOM
14. 2026-06-01
    days on market $1,050,000 Active 192 DOM
15. 2026-05-31
    days on market $1,050,000 Active 191 DOM
16. 2026-05-13
    price $1,125,000 1310-char remark

    Show marketing remark (1310 chars)

    Experience the best of Hamptons living in this beautifully renovated beach retreat in the coveted Shinnecock Shores community of East Quogue. Move-in ready for immediate enjoyment, the home offers potential for a third bedroom, ample room for a pool, a dock slip in the community marina, and the added exclusivity of a private beach at the end of the road—enhanced by a detached garage and an outdoor shower ideal for seamless coastal living after beach or boat days. Renovations shine throughout while preserving the timeless character of a classic Hamptons beach cottage. Sited on .27 acres, this traditional cape provides 1,190 sq. ft. of sun-filled living space with two generously sized bedrooms, two full baths, and a flexible bonus room overlooking the mature, manicured grounds. Inside, natural light pours through bright, inviting interiors enhanced by premium kitchen appliances and a harmonious flow between indoor comfort and outdoor enjoyment. Perfect for relaxed living and effortless entertaining, the home features ample room for dining al fresco on the rear patio. Set within a vibrant beach community, residents enjoy a serene bay front, boating to 6 nearby waterfront restaurants along Shinnecock Bay and beyond. Come enjoy the relaxed coastal lifestyle that defines Shinnecock Shores.

17. 2026-03-30
    price $1,145,000 1310-char remark

    Show marketing remark (1310 chars)

    Experience the best of Hamptons living in this beautifully renovated beach retreat in the coveted Shinnecock Shores community of East Quogue. Move-in ready for immediate enjoyment, the home offers potential for a third bedroom, ample room for a pool, a dock slip in the community marina, and the added exclusivity of a private beach at the end of the road—enhanced by a detached garage and an outdoor shower ideal for seamless coastal living after beach or boat days. Renovations shine throughout while preserving the timeless character of a classic Hamptons beach cottage. Sited on .27 acres, this traditional cape provides 1,190 sq. ft. of sun-filled living space with two generously sized bedrooms, two full baths, and a flexible bonus room overlooking the mature, manicured grounds. Inside, natural light pours through bright, inviting interiors enhanced by premium kitchen appliances and a harmonious flow between indoor comfort and outdoor enjoyment. Perfect for relaxed living and effortless entertaining, the home features ample room for dining al fresco on the rear patio. Set within a vibrant beach community, residents enjoy a serene bay front, boating to 6 nearby waterfront restaurants along Shinnecock Bay and beyond. Come enjoy the relaxed coastal lifestyle that defines Shinnecock Shores.

18. 2025-11-21
    listed $1,195,000 Active 1310-char remark

    Show marketing remark (1310 chars)

    Experience the best of Hamptons living in this beautifully renovated beach retreat in the coveted Shinnecock Shores community of East Quogue. Move-in ready for immediate enjoyment, the home offers potential for a third bedroom, ample room for a pool, a dock slip in the community marina, and the added exclusivity of a private beach at the end of the road—enhanced by a detached garage and an outdoor shower ideal for seamless coastal living after beach or boat days. Renovations shine throughout while preserving the timeless character of a classic Hamptons beach cottage. Sited on .27 acres, this traditional cape provides 1,190 sq. ft. of sun-filled living space with two generously sized bedrooms, two full baths, and a flexible bonus room overlooking the mature, manicured grounds. Inside, natural light pours through bright, inviting interiors enhanced by premium kitchen appliances and a harmonious flow between indoor comfort and outdoor enjoyment. Perfect for relaxed living and effortless entertaining, the home features ample room for dining al fresco on the rear patio. Set within a vibrant beach community, residents enjoy a serene bay front, boating to 6 nearby waterfront restaurants along Shinnecock Bay and beyond. Come enjoy the relaxed coastal lifestyle that defines Shinnecock Shores.

19. 2016-05-27
    soldstatus $410,000
20. 2016-05-16
    soldstatus $410,000 443-char remark

    Show marketing remark (443 chars)

    Adorable & Immaculate Updated Ranch In Private Community. Upgraded Floors, Granite Counter Tops, Tiled Baths, Open Floor Plan, Bonus Room And Formal Dining Room Or Convert To 3rd Bedroom. Fully Fenced In Yard For Privacy. At The End Of The Road Is A Private Community Beach And Optional Boat Slip. Move-In Ready And Family Friendly. Don't Miss It! Motivated Sellers., Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

21. 2016-05-16
    soldstatus $410,000 Closed

    Show marketing remark (443 chars)

    Adorable & Immaculate Updated Ranch In Private Community. Upgraded Floors, Granite Counter Tops, Tiled Baths, Open Floor Plan, Bonus Room And Formal Dining Room Or Convert To 3rd Bedroom. Fully Fenced In Yard For Privacy. At The End Of The Road Is A Private Community Beach And Optional Boat Slip. Move-In Ready And Family Friendly. Don't Miss It! Motivated Sellers., Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

22. 2016-04-05
    status Under Contract
23. 2016-03-15
    price $435,000
24. 2016-03-02
    price $445,000
25. 2016-01-18
    listed $469,000 New
26. 2016-01-16
    listed $435,000 443-char remark

    Show marketing remark (443 chars)

    Adorable & Immaculate Updated Ranch In Private Community. Upgraded Floors, Granite Counter Tops, Tiled Baths, Open Floor Plan, Bonus Room And Formal Dining Room Or Convert To 3rd Bedroom. Fully Fenced In Yard For Privacy. At The End Of The Road Is A Private Community Beach And Optional Boat Slip. Move-In Ready And Family Friendly. Don't Miss It! Motivated Sellers., Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

27. 2015-06-17
    soldstatus $367,213
28. 2015-06-04
    soldstatus $367,213
29. 2015-06-04
    soldstatus $367,213 Closed
30. 2015-03-18
    status Under Contract
31. 2014-09-25
    listed $400,000 New
32. 2014-09-24
    listed $400,000
33. 2014-09-22
    historical
34. 2014-06-08
    listed $399,900

ⓘ 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: $5,636 · $470/mo
• Projected year-2 tax: $11,268 · $939/mo
• Expected delta: +$5,632/yr (+$469/mo · 99.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $179,682
• − Mortgage interest: −$56,015
• − Property taxes: −$5,636
• − Insurance: −$10,118
• − Repairs & maintenance: −$14,375
• − Management: −$14,375
• − HOA: −$1,200
• − Depreciation: −$29,091
• Taxable income: $48,872
• Est. tax owed @ 24.0%: −$11,729
• After-tax cash flow: $50,336/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: East Quogue Union Free School District
• NCES district ID: 3609900
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $81,457
• Composite: 49.79/100
• National rank: #4207
• State rank: #342 of 755 in NY

Livability — East Quogue

• Score: 61/100
• State rank: #943
• US rank: #18348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Quogue, NY
• City population: 5,871
• Population (ZIP): 5,871

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -145.33%
• Current HPI: 435.8017
• 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

+181.3% since first listed

19 events — show timeline

• 2026-05-13 Price Changed $1,125,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $1,145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Listed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-27 Sold (Public Records) $410,000 Public Records
• 2016-05-16 Sold (MLS) $410,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-16 Sold (MLS) $410,000 MLSLI
• 2016-04-05 Pending — MLSLI
• 2016-03-15 Price Changed $435,000 MLSLI
• 2016-03-02 Price Changed $445,000 MLSLI
• 2016-01-18 Listed $469,000 MLSLI
• 2016-01-16 Listed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-17 Sold (Public Records) $367,213 Public Records
• 2015-06-04 Sold (MLS) $367,213 MLSLI
• 2015-06-04 Sold (MLS) $367,213 OneKey® MLS as Distributed by MLS Grid
• 2015-03-18 Pending — MLSLI
• 2014-09-25 Listed $400,000 MLSLI
• 2014-09-24 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-06-08 Listed $399,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2024): $5,636 · +0.0% YoY. Source: county tax records.