13 Delacey Ave · East Quogue, NY 11942

$929,000

3 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 302 Days on market

Built 1974 0.37 ac lot Est $896k · at est.

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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 +5.8/15.0
• 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

Welcome to Hamptons Living! You Must See This Charming, Lovingly Maintained, 4-Bedroom, 2.5 Bath, Ranch Home Nestled in Private Oakwood Estates in Wonderful East Quogue. This Gem, Situated on a Lovely . 40 Acre Parcel, Features Hardwood Floors, Recessed Lighting, Ceiling and Floor Moldings and a Brick Fireplace in the Living Room. Enjoy the Fireplace While Relaxing in the Living Room or While Taking Pleasure in a Lovely Meal Served in the Dining Room. The Well-Appointed, Eat-In-Kitchen Makes Cooking a Breeze. Granite Counters, Comfortable Wood Floors and Plenty of Cabinetry, as well as a Pantry Closet. The Extension Consists of a Wonderful Den and the Spacious Primary Bedroom With Walk-In C

Key facts

• Eat-in-kitchen
• Brick fireplace
• Recessed lighting

Tags

• HARDWOOD FLOORS
• RECESSED LIGHTING
• BRICK FIREPLACE
• EAT-IN-KITCHEN
• GRANITE COUNTERS
• PANTRY CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $929k.

Deal economics

• At list price, monthly cash flow is $21k ($253k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($34k rent vs $929k).
• Recommended offer: $818k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.5% vs local median 10.6% in East Quogue — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k of loan paydown is wiped out by about $28k 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 $260k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $70k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $575k; list at $929k implies a 62% 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 $817,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 3.65% ✓
• Cap rate: 33.50%
• Cash-on-cash: 97.17%
• DSCR: 5.32
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $895,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Delacey Ave	0.00mi	4/2.5 (+1)	1,800 (+0%)	1mo	$900,000	$500	92

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: 98.1%
• Equity multiple: 5.58×
• Total profit: $1,191,093
• Equity at exit: $138,517

10-year hold

• IRR: —
• Equity multiple: 11.63×
• Total profit: $2,764,957
• Equity at exit: $80,323

Cash invested: $260,120 (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: 2.3×

Monthly cashflow live

• Estimated rent: $33,891 high
• Mortgage (P&I): −$4,872
• Tax from tax record: −$452 /mo · $5,420/yr
• Insurance: −$387
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,117
• Net cashflow: $21,064

Break-even live

Break-even rent $7,228

Max offer price $929,000

Occupancy floor 33%

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: $232,250
• Closing costs: $27,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Lewis Rd East Quogue, NY	4.0	4.0	1592	$30,000	$18.84	43d	1	0.96mi
32 Lewis Rd East Quogue, NY	4.0	2.0	1666	$30,000	$18.01	24d	1	0.98mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	19d	1	1.32mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$29,000	$11.68	5d	1	1.37mi
588 Pleasure Dr Riverhead, NY	4.0	4.0	2225	$60,000	$26.97	24d	1	1.41mi

Listing history 9 events

1. 2026-03-19
   status Pending
2. 2025-10-22
   price $929,000
3. 2025-08-11
   price $959,000
4. 2025-05-16
   listed $999,000 Active
5. 2005-06-21
   soldstatus $575,000
6. 2005-03-21
   historical
7. 2004-09-27
   listed $575,000
8. 2003-02-04
   soldstatus $275,000
9. 1989-10-19
   soldstatus $147,500

ⓘ 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: $5,420 · $452/mo
• Projected year-2 tax: $10,560 · $880/mo
• Expected delta: +$5,140/yr (+$428/mo · 94.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $406,696
• − Mortgage interest: −$52,038
• − Property taxes: −$5,420
• − Insurance: −$4,645
• − Repairs & maintenance: −$32,536
• − Management: −$32,536
• − Depreciation: −$27,025
• Taxable income: $252,496
• Est. tax owed @ 24.0%: −$60,599
• After-tax cash flow: $192,165/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

+529.8% since first listed

9 events — show timeline

• 2026-03-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $959,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2005-06-21 Sold (Public Records) $575,000 Public Records
• 2005-03-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2004-09-27 Listed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2003-02-04 Sold (Public Records) $275,000 Public Records
• 1989-10-19 Sold (Public Records) $147,500 Public Records

Property tax history

+0.7%/yr

Latest (2022): $5,420 · +0.0% YoY. Source: county tax records.