3 Sachem Ln · East Quogue, NY 11942

$2,895,000

4 bd · 4.5 ba · 3,288 sqft · SingleFamily public records · 25 Days on market

Built 2018 1.17 ac lot $880/sqft · 42% above area Est $2478k · 17% over

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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).

• Cash flow +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this custom-built Hamptons-style colonial, a meticulously crafted 8-year-young estate set on a private, park-like property at the end of a quiet cul-de-sac. Custom built using only the highest end materials and attention to detail, this 4–5 bedroom, 4.5-bath residence offers approximately 4,000 square feet of refined living space across two levels, complemented by a 2,000 square foot unfinished lower level with 8-foot ceilings, a 540 square foot garage with soaring 12-foot ceilings, and a 1,500 square foot unfinished attic with near 8-foot ceiling height and windows—offering exceptional potential for future expansion (with proper permits). Upon entry, a dramatic great room makes an immediate impression, featuring an 18-foot wall of windows, exquisite coffered ceilings, custom millwork, and a stunning floor-to-ceiling stone fireplace that serves as the architectural centerpiece of the home. The chef’s kitchen is both elegant and functional, showcasing a Carrara marble island, premium stone countertops, and top-of-the-line oversized stainless steel appliances, including an 8-burner professional range with double ovens—all set beneath 9-foot ceilings and bathed in natural light. A private bonus billiards room, accessed via its own staircase above the garage, provides a perfect retreat for entertaining. The home features two luxurious primary suites, including a first-floor suite with radiant heated bathroom floors and a second-floor suite with a private balcony overlooking the grounds. The exterior is equally impressive, offering resort-style living with a heated Gunite pool, a charming pool house complete with a wood-burning fireplace, and a newly constructed sports court. Surrounded by mature landscaping, the property delivers both privacy and a serene, estate-like setting, ideal for grand entertaining or peaceful everyday living.

Key facts

• 1.17 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $2.90M.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($32k rent vs $2.90M).
• Recommended offer: $2.85M (1.5% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $20k of loan paydown is wiped out by about $87k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($2.85M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $2.40M; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $2,851,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $2,477,739
• List price: $2,895,000
• Delta: 16.84%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Damascus Rd	0.19mi	4/3.5	3,666 (+12%)	4mo	$2,375,000	$648	64
145 Damascus Rd	0.24mi	4/5.5	3,500 (+6%)	17mo	$1,500,000	$429	60
11 Fox Hollow Dr	0.13mi	4/3.5	2,800 (-15%)	10mo	$1,899,900	$679	57
10 Fox Hollow Dr	0.29mi	4/3.5	2,800 (-15%)	17mo	$1,720,000	$614	43
100 Whippoorwill Ln	0.50mi	4/2.5	2,800 (-15%)	18mo	$1,500,000	$536	29

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-8,724
• Equity at exit: $431,654

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $582,616
• Equity at exit: $250,307

Cash invested: $810,600 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $31,573 high
• Mortgage (P&I): −$15,182
• Tax from tax record: −$1,311 /mo · $15,735/yr
• Insurance: −$1,206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,630
• Net cashflow: $7,243

Break-even live

Break-even rent $22,404

Max offer price $2,895,000

Occupancy floor 72%

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: $723,750
• Closing costs: $86,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	44d	1	0.17mi
10 Fox Hollow Dr East Quogue, NY	4.0	3.5	2750	$30,000	$10.91	44d	1	0.31mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$29,000	$11.68	5d	1	0.53mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	25d	1	0.61mi
69 Whippoorwill Ln Patchogue, NY	4.0	4.0	2945	$20,000	$6.79	1d	1	0.68mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	19d	1	0.79mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	1.02mi
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	11d	1	1.05mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	25d	1	1.15mi
9 The Registry East Quogue, NY	4.0	4.5	2734	$30,000	$10.97	44d	1	1.30mi
10 Pennant Ln East Quogue, NY	4.0	3.5	2800	$80,000	$28.57	22d	1	1.42mi

Listing history 15 events

1. 2026-05-15
   status Pending 1897-char remark

   Show marketing remark (1897 chars)

   Welcome to this custom-built Hamptons-style colonial, a meticulously crafted 8-year-young estate set on a private, park-like property at the end of a quiet cul-de-sac. Custom built using only the highest end materials and attention to detail, this 4–5 bedroom, 4.5-bath residence offers approximately 4,000 square feet of refined living space across two levels, complemented by a 2,000 square foot unfinished lower level with 8-foot ceilings, a 540 square foot garage with soaring 12-foot ceilings, and a 1,500 square foot unfinished attic with near 8-foot ceiling height and windows—offering exceptional potential for future expansion (with proper permits). Upon entry, a dramatic great room makes an immediate impression, featuring an 18-foot wall of windows, exquisite coffered ceilings, custom millwork, and a stunning floor-to-ceiling stone fireplace that serves as the architectural centerpiece of the home. The chef’s kitchen is both elegant and functional, showcasing a Carrara marble island, premium stone countertops, and top-of-the-line oversized stainless steel appliances, including an 8-burner professional range with double ovens—all set beneath 9-foot ceilings and bathed in natural light. A private bonus billiards room, accessed via its own staircase above the garage, provides a perfect retreat for entertaining. The home features two luxurious primary suites, including a first-floor suite with radiant heated bathroom floors and a second-floor suite with a private balcony overlooking the grounds. The exterior is equally impressive, offering resort-style living with a heated Gunite pool, a charming pool house complete with a wood-burning fireplace, and a newly constructed sports court. Surrounded by mature landscaping, the property delivers both privacy and a serene, estate-like setting, ideal for grand entertaining or peaceful everyday living.

2. 2026-04-20
   listed $2,895,000 Active 1897-char remark

   Show marketing remark (1897 chars)

   Welcome to this custom-built Hamptons-style colonial, a meticulously crafted 8-year-young estate set on a private, park-like property at the end of a quiet cul-de-sac. Custom built using only the highest end materials and attention to detail, this 4–5 bedroom, 4.5-bath residence offers approximately 4,000 square feet of refined living space across two levels, complemented by a 2,000 square foot unfinished lower level with 8-foot ceilings, a 540 square foot garage with soaring 12-foot ceilings, and a 1,500 square foot unfinished attic with near 8-foot ceiling height and windows—offering exceptional potential for future expansion (with proper permits). Upon entry, a dramatic great room makes an immediate impression, featuring an 18-foot wall of windows, exquisite coffered ceilings, custom millwork, and a stunning floor-to-ceiling stone fireplace that serves as the architectural centerpiece of the home. The chef’s kitchen is both elegant and functional, showcasing a Carrara marble island, premium stone countertops, and top-of-the-line oversized stainless steel appliances, including an 8-burner professional range with double ovens—all set beneath 9-foot ceilings and bathed in natural light. A private bonus billiards room, accessed via its own staircase above the garage, provides a perfect retreat for entertaining. The home features two luxurious primary suites, including a first-floor suite with radiant heated bathroom floors and a second-floor suite with a private balcony overlooking the grounds. The exterior is equally impressive, offering resort-style living with a heated Gunite pool, a charming pool house complete with a wood-burning fireplace, and a newly constructed sports court. Surrounded by mature landscaping, the property delivers both privacy and a serene, estate-like setting, ideal for grand entertaining or peaceful everyday living.

3. 2025-02-06
   soldstatus $2,400,000
4. 2024-11-12
   soldstatus $2,400,000 Closed 953-char remark

   Show marketing remark (953 chars)

   This 4000 square-foot seven-year-old shingled Hamptons traditional on 1.17 acres is truly better than new. The manicured property, mature plantings, heated gunite pool, bluestone patios and pool house with woodburning fireplace would add $250,000 or more to any new build. Discerning buyers will notice the fine carpentry, molding detail and quality finishes. The two-story great room with southern exposure provides abundant natural light. Boasting four bedrooms and four and a half baths, the bonus room can easily be converted into a fifth bedroom for those that need more. Master suites on ground floor and second floor and rooftop veranda off the open two person office. The chef's kitchen with high-end appliances has stone countertops and a Carrara marble island . The convenience to the wineries and the villages is unsurpassed., Additional information: Appearance:Pristine,Interior Features:Guest Quarters,Marble Bath,Separate Hotwater Heater:Y

5. 2024-08-23
   status Pending 953-char remark

   Show marketing remark (953 chars)

   This 4000 square-foot seven-year-old shingled Hamptons traditional on 1.17 acres is truly better than new. The manicured property, mature plantings, heated gunite pool, bluestone patios and pool house with woodburning fireplace would add $250,000 or more to any new build. Discerning buyers will notice the fine carpentry, molding detail and quality finishes. The two-story great room with southern exposure provides abundant natural light. Boasting four bedrooms and four and a half baths, the bonus room can easily be converted into a fifth bedroom for those that need more. Master suites on ground floor and second floor and rooftop veranda off the open two person office. The chef's kitchen with high-end appliances has stone countertops and a Carrara marble island . The convenience to the wineries and the villages is unsurpassed., Additional information: Appearance:Pristine,Interior Features:Guest Quarters,Marble Bath,Separate Hotwater Heater:Y

6. 2024-07-29
   price $2,499,528 953-char remark

   Show marketing remark (953 chars)

   This 4000 square-foot seven-year-old shingled Hamptons traditional on 1.17 acres is truly better than new. The manicured property, mature plantings, heated gunite pool, bluestone patios and pool house with woodburning fireplace would add $250,000 or more to any new build. Discerning buyers will notice the fine carpentry, molding detail and quality finishes. The two-story great room with southern exposure provides abundant natural light. Boasting four bedrooms and four and a half baths, the bonus room can easily be converted into a fifth bedroom for those that need more. Master suites on ground floor and second floor and rooftop veranda off the open two person office. The chef's kitchen with high-end appliances has stone countertops and a Carrara marble island . The convenience to the wineries and the villages is unsurpassed., Additional information: Appearance:Pristine,Interior Features:Guest Quarters,Marble Bath,Separate Hotwater Heater:Y

7. 2024-07-09
   price $2,650,828 953-char remark

   Show marketing remark (953 chars)

   This 4000 square-foot seven-year-old shingled Hamptons traditional on 1.17 acres is truly better than new. The manicured property, mature plantings, heated gunite pool, bluestone patios and pool house with woodburning fireplace would add $250,000 or more to any new build. Discerning buyers will notice the fine carpentry, molding detail and quality finishes. The two-story great room with southern exposure provides abundant natural light. Boasting four bedrooms and four and a half baths, the bonus room can easily be converted into a fifth bedroom for those that need more. Master suites on ground floor and second floor and rooftop veranda off the open two person office. The chef's kitchen with high-end appliances has stone countertops and a Carrara marble island . The convenience to the wineries and the villages is unsurpassed., Additional information: Appearance:Pristine,Interior Features:Guest Quarters,Marble Bath,Separate Hotwater Heater:Y

8. 2024-06-04
   listed $2,680,828 Active 953-char remark

   Show marketing remark (953 chars)

   This 4000 square-foot seven-year-old shingled Hamptons traditional on 1.17 acres is truly better than new. The manicured property, mature plantings, heated gunite pool, bluestone patios and pool house with woodburning fireplace would add $250,000 or more to any new build. Discerning buyers will notice the fine carpentry, molding detail and quality finishes. The two-story great room with southern exposure provides abundant natural light. Boasting four bedrooms and four and a half baths, the bonus room can easily be converted into a fifth bedroom for those that need more. Master suites on ground floor and second floor and rooftop veranda off the open two person office. The chef's kitchen with high-end appliances has stone countertops and a Carrara marble island . The convenience to the wineries and the villages is unsurpassed., Additional information: Appearance:Pristine,Interior Features:Guest Quarters,Marble Bath,Separate Hotwater Heater:Y

9. 2020-11-13
   historical
10. 2020-10-27
    status Active
11. 2020-10-27
    historical
12. 2020-09-08
    listed $2,495,000 Active
13. 2015-08-13
    soldstatus $300,000
14. 2013-05-04
    soldstatus $225,000
15. 2006-04-24
    soldstatus $400,000

ⓘ 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: $15,735 · $1,311/mo
• Projected year-2 tax: $32,330 · $2,694/mo
• Expected delta: +$16,595/yr (+$1,383/mo · 105.5%)

ⓘ 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 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: $378,873
• − Mortgage interest: −$162,165
• − Property taxes: −$15,735
• − Insurance: −$14,475
• − Repairs & maintenance: −$30,310
• − Management: −$30,310
• − Depreciation: −$84,218
• Taxable income: $41,661
• Est. tax owed @ 24.0%: −$9,999
• After-tax cash flow: $76,921/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

+623.8% since first listed

15 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $2,895,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-06 Sold (Public Records) $2,400,000 Public Records
• 2024-11-12 Sold (MLS) $2,400,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-29 Price Changed $2,499,528 OneKey® MLS as Distributed by MLS Grid
• 2024-07-09 Price Changed $2,650,828 OneKey® MLS as Distributed by MLS Grid
• 2024-06-04 Listed $2,680,828 OneKey® MLS as Distributed by MLS Grid
• 2020-11-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-10-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-08 Listed $2,495,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-13 Sold (Public Records) $300,000 Public Records
• 2013-05-04 Sold (Public Records) $225,000 Public Records
• 2006-04-24 Sold (Public Records) $400,000 Public Records

Property tax history

+9.0%/yr

Latest (2024): $15,735 · +0.0% YoY. Source: county tax records.