112 Meeting House Rd · Quiogue, NY 11978

$3,950,000

4 bd · 4.0 ba · 3,580 sqft · SingleFamily public records · 12 Days on market

Built 2018 0.69 ac lot Est $2868k · 38% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks

A distinguished turnkey residence in the coveted Hamlet of Quiogue, this impeccably maintained home offers an exceptional opportunity for immediate Hamptons living in a private setting with the polish and presence of new construction. Ideally situated between Quogue Village and Westhampton Beach Village, the property seamlessly balances refined design, everyday comfort, and long-term potential in one of the area's most sought-after enclaves. Set behind mature landscaping on meticulously maintained grounds, the residence enjoys a serene sense of privacy just moments from ocean beaches and village shopping. Thoughtfully designed for both year-round living and effortless entertaining, the home

Key facts

• Enclosed porch
• Private setting
• Natural gas service

Tags

• TURNKEY RESIDENCE
• PRIVATE SETTING
• MATURE LANDSCAPING
• CHEF'S KITCHEN
• ENCLOSED PORCH
• NATURAL GAS SERVICE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $3.95M.

Deal economics

• At list price, monthly cash flow is $-6k ($-70k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.91M (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.23M (43.6% below list).
• Recommended offer: $2.23M (43.6% below list) — sets the bar for 1% rule.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $22,271/mo this rent would consume 213% 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 $422k of equity ($27k loan paydown + $395k 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.
• By year 2, paydown + projected appreciation supports a ~$679k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $405k; list at $3.95M implies a 875% gain — meaningful room to come down on a strong offer.

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 $2,227,117 (43.6% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.56% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $2,867,580
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Meeting House Rd	0.27mi	4/4.5	3,650 (+2%)	8mo	$1,875,000	$514	75
801 Montauk Hwy	0.35mi	3/3.5 (-1)	3,400 (-5%)	7mo	$2,725,000	$801	62
466 Montauk Hwy	0.32mi	5/4.5 (+1)	3,950 (+10%)	7mo	$2,900,000	$734	55
11 John St	0.34mi	5/3.0 (+1)	3,124 (-13%)	1mo	$1,570,000	$503	53
16 Deborah Dr	0.55mi	4/4.5	3,736 (+4%)	22mo	$1,800,000	$482	47
3 Assups Neck Ln	0.63mi	4/4.5	3,793 (+6%)	19mo	$5,375,000	$1,417	43
148 Brook Rd	0.38mi	4/5.0	3,162 (-12%)	21mo	$3,150,000	$996	42
45 Old Main Rd	0.61mi	4/3.5	3,260 (-9%)	17mo	$5,500,000	$1,687	41
21 Wildwood Ln	0.65mi	4/5.0	3,786 (+6%)	24mo	$4,225,000	$1,116	36
507 Main St	0.55mi	5/2.5 (+1)	3,238 (-10%)	14mo	$1,955,000	$604	36

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $1,775,981
• Equity at exit: $3,558,473

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $5,519,480
• Equity at exit: $7,673,981

Cash invested: $1,106,000 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $22,271 medium
• Mortgage (P&I): −$20,714
• Tax from tax record: −$1,095 /mo · $13,138/yr
• Insurance: −$1,646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,677
• Net cashflow: $-5,861

Break-even live

Break-even rent $29,690

Max offer price $2,914,691

Occupancy floor —

Sensitivity live

Price	-10% $-3,625	-5% $-4,743	+0% $-5,861	+5% $-6,979	+10% $-8,097
Rent	-10% $-7,620	-5% $-6,740	+0% $-5,861	+5% $-4,981	+10% $-4,101
Rate	-1.0pp $-3,871	-0.5pp $-4,856	base $-5,861	+0.5pp $-6,884	+1.0pp $-7,925

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: $987,500
• Closing costs: $118,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Old Main Rd Quogue, NY	4.0	4.5	3702	$30,000	$8.10	26d	1	0.65mi
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	23d	1	0.65mi
28 Old Meeting House Rd Quogue, NY	5.0	5.5	4500	$30,000	$6.67	26d	1	0.82mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	7d	1	0.85mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	45d	1	0.86mi
14 Happy Ln Westhampton Beach, NY	5.0	4.5	4211	$55,000	$13.06	26d	1	1.13mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	45d	1	1.26mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	23d	1	1.29mi
19 Dune Rd Westhampton Beach, NY	4.0	5.5	3991	$50,000	$12.53	26d	1	1.46mi

Listing history 8 events

1. 2026-06-21
   days on market $3,950,000 Active 12 DOM
2. 2026-06-18
   days on market $3,950,000 Active 9 DOM
3. 2026-06-17
   days on market $3,950,000 Active 8 DOM
4. 2026-06-16
   days on market $3,950,000 Active 7 DOM
5. 2026-06-15
   days on market $3,950,000 Active 6 DOM
6. 2026-06-13
   days on market $3,950,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $3,950,000 Active 1 DOM

ⓘ 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: $13,138 · $1,095/mo
• Projected year-2 tax: $39,946 · $3,329/mo
• Expected delta: +$26,809/yr (+$2,234/mo · 204.1%)

ⓘ 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 · 21 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: $267,254
• − Mortgage interest: −$221,261
• − Property taxes: −$13,138
• − Insurance: −$19,750
• − Repairs & maintenance: −$21,380
• − Management: −$21,380
• − Depreciation: −$114,909
• Taxable loss: −$144,565
• Est. tax savings @ 24.0%: +$34,696
• After-tax cash flow: $-35,632/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

+327.0% since first listed

3 events — show timeline

• 2026-06-09 Listed $3,950,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-22 Sold (Public Records) $405,000 Public Records
• 2009-08-20 Sold (Public Records) $925,000 Public Records

Property tax history

+17.1%/yr

Latest (2022): $13,138 · +0.0% YoY. Source: county tax records.