26 Fairview Ave · Quiogue, NY 11978

$2,795,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 169 Days on market

Built 1991 0.41 ac lot

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Why this score? — see what drove the D- 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
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Cash flow +4.6/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Building Opportunity in Quiogue Calling all builders/developers looking for their next project. This western facing, square (.41acre) lot measures 142.79 deep by 132.85 wide providing a nice parcel for new construction. The existing 600 sft cottage and separate 18x16 garage need complete renovation or to be torn down. The oil tank is above ground but electric is not working. This is an "AS IS" sale. All Offers Must Be Submitted in Writing with Proof of Funds or Pre-Approval. 2.5% Peconic Bay Tax Applies. No Offer is Considered Accepted Until Formal Contracts are Fully Executed and Delivered. The information is deemed reliable but not guaranteed.

Key facts

• Glass handrails
• Dual dishwashers
• Full chef's kitchen

Tags

• CEDAR ROOF
• WHITE OAK INTERIOR DOORS
• GLASS HANDRAILS
• FULL CHEF'S KITCHEN
• DUAL DISHWASHERS
• LIGHT-FILLED FOYER

Property features AI

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $2.79M.

Deal economics

• At list price, monthly cash flow is $-7k ($-85k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.77M (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.55M (44.5% below list).
• Recommended offer: $1.55M (44.5% 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; 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 $15,519/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 $299k of equity ($19k loan paydown + $280k 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 ~$480k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($2.46M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $585k; list at $2.79M implies a 378% 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 $1,551,923 (44.5% 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 169 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.56% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.82%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $888,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Main St	0.69mi	2/1.0	632 (+5%)	4mo	$936,000	$1,481	55

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $1,073,101
• Equity at exit: $2,517,957

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $3,513,949
• Equity at exit: $5,430,070

Cash invested: $782,600 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $15,519 medium
• Mortgage (P&I): −$14,657
• Tax est. 1.5%: −$3,494 /mo · $41,925/yr
• Insurance: −$1,165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,259
• Net cashflow: $-7,055

Break-even live

Break-even rent $24,450

Max offer price $1,774,069

Occupancy floor —

Sensitivity live

Price	-10% $-5,124	-5% $-6,090	+0% $-7,055	+5% $-8,021	+10% $-8,987
Rent	-10% $-8,281	-5% $-7,668	+0% $-7,055	+5% $-6,442	+10% $-5,829
Rate	-1.0pp $-5,648	-0.5pp $-6,345	base $-7,055	+0.5pp $-7,780	+1.0pp $-8,516

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: $698,750
• Closing costs: $83,850
• 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	20d	1	0.69mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2025-11-11
   listed $2,795,000 Active
3. 2025-06-24
   soldstatus $585,000
4. 2025-06-24
   soldstatus $585,000
5. 2025-05-29
   soldstatus $585,000 Closed 664-char remark

   Show marketing remark (664 chars)

   Building Opportunity in Quiogue Calling all builders/developers looking for their next project. This western facing, square (.41acre) lot measures 142.79 deep by 132.85 wide providing a nice parcel for new construction. The existing 600 sft cottage and separate 18x16 garage need complete renovation or to be torn down. The oil tank is above ground but electric is not working. This is an "AS IS" sale. All Offers Must Be Submitted in Writing with Proof of Funds or Pre-Approval. 2.5% Peconic Bay Tax Applies. No Offer is Considered Accepted Until Formal Contracts are Fully Executed and Delivered. The information is deemed reliable but not guaranteed.

6. 2025-03-13
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Building Opportunity in Quiogue Calling all builders/developers looking for their next project. This western facing, square (.41acre) lot measures 142.79 deep by 132.85 wide providing a nice parcel for new construction. The existing 600 sft cottage and separate 18x16 garage need complete renovation or to be torn down. The oil tank is above ground but electric is not working. This is an "AS IS" sale. All Offers Must Be Submitted in Writing with Proof of Funds or Pre-Approval. 2.5% Peconic Bay Tax Applies. No Offer is Considered Accepted Until Formal Contracts are Fully Executed and Delivered. The information is deemed reliable but not guaranteed.

7. 2024-12-27
   status Active 664-char remark

   Show marketing remark (664 chars)

   Building Opportunity in Quiogue Calling all builders/developers looking for their next project. This western facing, square (.41acre) lot measures 142.79 deep by 132.85 wide providing a nice parcel for new construction. The existing 600 sft cottage and separate 18x16 garage need complete renovation or to be torn down. The oil tank is above ground but electric is not working. This is an "AS IS" sale. All Offers Must Be Submitted in Writing with Proof of Funds or Pre-Approval. 2.5% Peconic Bay Tax Applies. No Offer is Considered Accepted Until Formal Contracts are Fully Executed and Delivered. The information is deemed reliable but not guaranteed.

8. 2024-12-17
   listed $610,000 Active 664-char remark

   Show marketing remark (664 chars)

   Building Opportunity in Quiogue Calling all builders/developers looking for their next project. This western facing, square (.41acre) lot measures 142.79 deep by 132.85 wide providing a nice parcel for new construction. The existing 600 sft cottage and separate 18x16 garage need complete renovation or to be torn down. The oil tank is above ground but electric is not working. This is an "AS IS" sale. All Offers Must Be Submitted in Writing with Proof of Funds or Pre-Approval. 2.5% Peconic Bay Tax Applies. No Offer is Considered Accepted Until Formal Contracts are Fully Executed and Delivered. The information is deemed reliable but not guaranteed.

ⓘ 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 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 · 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: $186,231
• − Mortgage interest: −$156,563
• − Property taxes: −$41,925
• − Insurance: −$13,975
• − Repairs & maintenance: −$14,898
• − Management: −$14,898
• − Depreciation: −$81,309
• Taxable loss: −$137,339
• Est. tax savings @ 24.0%: +$32,961
• After-tax cash flow: $-51,704/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

+358.2% since first listed

8 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Listed $2,795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-24 Sold (Public Records) $585,000 Public Records
• 2025-06-24 Sold (Public Records) $585,000 Public Records
• 2025-05-29 Sold (MLS) $585,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-12-17 Listed $610,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2022): $3,222 · +0.0% YoY. Source: county tax records.