7 Halsey Ave · East Quogue, NY 11942

$1,999,000

4 bd · 2.0 ba · 2,440 sqft · SingleFamily public records · 12 Days on market

Built 1908 0.61 ac lot $819/sqft · 45% above area Est $1380k · 45% over

---

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).

• Cash flow +19.1/30.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• 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

Welcome to this beautifully renovated classic farmhouse, where timeless charm meets modern comfort. Moments to local shops and restaurants of East Quogue, and the stop for the Hampton Jitney. Sited south of Montauk Hwy you are in close proximity to the Town marina, boat ramp and waterfront park, a peaceful spot to experience the beauty of the area. The interior of the home offers an open floor plan with designer curated spaces that are welcoming and exude a relaxed atmosphere. Thoughtfully renovated in keeping with the historic character of the home, the nearly 2500 square feet of living space offers every modern amenity. Chef's kitchen with custom cabinetry, gas range, double refrigerator/

Key facts

• Open floor plan
• Waterfront park
• Chef's kitchen

Tags

• RENOVATED CLASSIC FARMHOUSE
• CLOSE PROXIMITY TO TOWN MARINA
• BOAT RAMP
• WATERFRONT PARK
• OPEN FLOOR PLAN
• CHEF'S KITCHEN

Property features AI

Exterior

• Parking: Driveway; Garage (1.5 spaces)
• Utilities: Cesspool sewer; Electricity connected; Water connected; Private trash collection
• Home design: Single family residence; Actual property condition
• Construction: Frame construction with shake siding; Concrete perimeter foundation
• Exterior features: Back yard; Landscaped yard; Level lot; Near public transit; Near shops; Front and rear sprinklers; Back yard fencing; Pergola; In-ground private pool

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Freezer; Stainless steel appliances; Wine refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Forced air heating; Oil heating
• Interior features: Built-in features; Chef's kitchen; Kitchen island; Natural woodwork; Primary bathroom; Recessed lighting; Smart thermostat; Washer/dryer hookup; Covered porch
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.83M (8.6% below list).
• Recommended offer: $1.83M (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 10.6% in East Quogue — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: East Quogue School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 355 students, 31% FRL) — zoned schools average 31% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $14k of loan paydown is wiped out by about $60k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $375k; list at $2.00M implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,827,740 (8.6% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,380,229
• List price: $1,999,000
• Delta: 44.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Bay Ave	0.13mi	4/2.0	2,522 (+3%)	16mo	$810,000	$321	75
16 Walker Ct	0.39mi	4/3.0	2,400 (-2%)	5mo	$1,900,000	$792	70
19 Walnut Ave	0.15mi	3/3.0 (-1)	2,700 (+11%)	3mo	$1,250,000	$463	64
61 W Side Ave	0.48mi	4/3.5	2,408 (-1%)	12mo	$925,000	$384	59
41 Sunset Ave	0.68mi	3/2.5 (-1)	2,366 (-3%)	4mo	$1,500,000	$634	53
2 Bayside Ave	0.60mi	4/3.0	2,280 (-7%)	5mo	$1,550,000	$680	53
2 Box Tree Rd	0.70mi	4/2.5	2,500 (+2%)	18mo	$1,300,000	$520	46
15 Sunset Ave	0.62mi	3/3.5 (-1)	2,419 (-1%)	16mo	$1,650,000	$682	46
24 Sunset Ave	0.71mi	4/3.0	2,400 (-2%)	24mo	$1,625,000	$677	40
2 Canvasback Ln	0.72mi	4/4.5	2,276 (-7%)	16mo	$1,200,000	$527	32
9 Old Country Rd	0.73mi	3/3.0 (-1)	2,575 (+6%)	20mo	$1,300,000	$505	31
17 Old Country Rd	0.66mi	4/4.0	2,800 (+15%)	24mo	$1,150,000	$411	16

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-189,333
• Equity at exit: $298,057

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $6,650
• Equity at exit: $172,837

Cash invested: $559,720 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $18,277 high
• Mortgage (P&I): −$10,483
• Tax from tax record: −$1,000 /mo · $11,999/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,838
• Net cashflow: $2,123

Break-even live

Break-even rent $15,590

Max offer price $1,999,000

Occupancy floor 83%

Sensitivity live

Price	-10% $3,255	-5% $2,689	+0% $2,123	+5% $1,558	+10% $992
Rent	-10% $679	-5% $1,401	+0% $2,123	+5% $2,845	+10% $3,567
Rate	-1.0pp $3,130	-0.5pp $2,632	base $2,123	+0.5pp $1,605	+1.0pp $1,078

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: $499,750
• Closing costs: $59,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Vail Ave East Quogue, NY	5.0	2.0	1796	$4,500	$2.51	44d	1	0.35mi
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	8d	1	0.38mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	0.42mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	44d	1	0.50mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	25d	1	0.61mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	22d	1	0.62mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	25d	1	0.70mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	44d	1	0.75mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	44d	1	0.81mi
85 Lewis Rd East Quogue, NY	3.0	2.0	1593	$4,450	$2.79	44d	1	0.81mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	18d	1	0.86mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	6d	1	0.86mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	19d	1	0.88mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	16d	1	1.11mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	22d	1	1.16mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	22d	1	1.16mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	44d	1	1.21mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	19d	1	1.22mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	44d	1	1.27mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	44d	1	1.27mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	44d	1	1.29mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	25d	1	1.34mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	44d	1	1.42mi

Listing history 5 events

1. 2026-05-13
   status Pending 938-char remark
2. 2026-04-22
   listed $1,999,000 Active 938-char remark
3. 2025-06-20
   historical $7,500
4. 2025-05-30
   listed $7,500
5. 2006-02-17
   soldstatus $375,000

ⓘ 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: $11,999 · $1,000/mo
• Projected year-2 tax: $22,891 · $1,908/mo
• Expected delta: +$10,892/yr (+$908/mo · 90.8%)

ⓘ 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: $219,329
• − Mortgage interest: −$111,975
• − Property taxes: −$11,999
• − Insurance: −$9,995
• − Repairs & maintenance: −$17,546
• − Management: −$17,546
• − Depreciation: −$58,153
• Taxable loss: −$7,886
• Est. tax savings @ 24.0%: +$1,893
• After-tax cash flow: $27,373/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

+433.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-20 Rental Removed $7,500 ONEKEY
• 2025-05-30 Listed for Rent $7,500 ONEKEY
• 2006-02-17 Sold (Public Records) $375,000 Public Records

Property tax history

+3.6%/yr

Latest (2022): $11,999 · +0.0% YoY. Source: county tax records.