14 Halsey Ave · East Quogue, NY 11942

$2,450,000

4 bd · None ba · 3,768 sqft · MultiFamily public records · 224 Days on market

Built 1999 0.61 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Multi-Family: Located down a tree lined street in the hamlet of East Quogue. Dare to invest in the future of homeownership. This magnificent house sits on .61 of an acre with plenty of outdoor space. 5 individual apartments consist of 3 studios and 2 - 1 bedroom apartments, all have separate entrances with separate electric meters full kitchens and bathrooms all tenants pay utilities . Units were updated with in the last 10 years all tenants are on full lease's. Plenty of parking and recreation. Close to main st and shopping. This property is R20 residential multi family.

Key facts

• Tree lined street
• Full bathrooms
• Outdoor space

Tags

• TREE LINED STREET
• OUTDOOR SPACE
• INDIVIDUAL APARTMENTS
• SEPARATE ENTRANCES
• FULL KITCHENS
• FULL BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $2.45M.

Deal economics

• At list price, monthly cash flow is $11k ($135k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $2.45M).
• Recommended offer: $2.16M (12.0% 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.
• 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $17k of loan paydown is wiped out by about $74k 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 $686k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $2.45M implies a 1431% 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 $2,156,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $321,056
• Equity at exit: $365,303

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $1,201,596
• Equity at exit: $211,831

Cash invested: $686,000 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $32,778 medium
• Mortgage (P&I): −$12,848
• Tax from tax record: −$737 /mo · $8,842/yr
• Insurance: −$1,021
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,883
• Net cashflow: $11,289

Break-even live

Break-even rent $18,488

Max offer price $2,450,000

Occupancy floor 61%

Sensitivity live

Price	-10% $12,676	-5% $11,982	+0% $11,289	+5% $10,595	+10% $9,902
Rent	-10% $8,699	-5% $9,994	+0% $11,289	+5% $12,584	+10% $13,878
Rate	-1.0pp $12,523	-0.5pp $11,912	base $11,289	+0.5pp $10,654	+1.0pp $10,008

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$21,852
▸ 2× units	0	1	$10,926
Total (6 units)			$32,778

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: $612,500
• Closing costs: $73,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	12d	1	0.33mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	20d	1	0.44mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	45d	1	0.67mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	45d	1	0.86mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	26d	1	1.09mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	45d	1	1.21mi
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	45d	1	1.26mi
27 Shinnecock Rd East Quogue, NY	4.0	3.0	3400	$29,000	$8.53	0d	1	1.31mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	45d	1	1.34mi
151 Chardonnay Dr East Quogue, NY	5.0	4.5	4136	$25,000	$6.04	0d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $2,450,000 Active 224 DOM
2. 2026-06-18
   days on market $2,450,000 Active 221 DOM
3. 2026-06-17
   days on market $2,450,000 Active 220 DOM
4. 2026-06-16
   days on market $2,450,000 Active 219 DOM
5. 2026-06-15
   days on market $2,450,000 Active 218 DOM
6. 2026-06-13
   days on market $2,450,000 Active 216 DOM
7. 2026-06-13
   days on market $2,450,000 Active 215 DOM
8. 2026-06-09
   days on market $2,450,000 Active 212 DOM
9. 2026-06-08
   days on market $2,450,000 Active 211 DOM
10. 2026-06-07
    days on market $2,450,000 Active 210 DOM
11. 2026-06-04
    days on market $2,450,000 Active 207 DOM
12. 2026-06-03
    days on market $2,450,000 Active 206 DOM
13. 2026-06-02
    days on market $2,450,000 Active 205 DOM
14. 2026-06-01
    days on market $2,450,000 Active 204 DOM
15. 2026-05-31
    days on market $2,450,000 Active 203 DOM
16. 2025-11-09
    listed $2,450,000 Active 581-char remark

    Show marketing remark (581 chars)

    Multi-Family: Located down a tree lined street in the hamlet of East Quogue. Dare to invest in the future of homeownership. This magnificent house sits on .61 of an acre with plenty of outdoor space. 5 individual apartments consist of 3 studios and 2 - 1 bedroom apartments, all have separate entrances with separate electric meters full kitchens and bathrooms all tenants pay utilities . Units were updated with in the last 10 years all tenants are on full lease's. Plenty of parking and recreation. Close to main st and shopping. This property is R20 residential multi family.

17. 1996-03-11
    soldstatus $160,000
18. 1993-09-01
    soldstatus $184,500
19. 1993-09-01
    soldstatus $184,500
20. 1993-09-01
    soldstatus $184,500

ⓘ 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: $8,842 · $737/mo
• Projected year-2 tax: $25,123 · $2,094/mo
• Expected delta: +$16,282/yr (+$1,357/mo · 184.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $393,336
• − Mortgage interest: −$137,238
• − Property taxes: −$8,842
• − Insurance: −$12,250
• − Repairs & maintenance: −$31,467
• − Management: −$31,467
• − Depreciation: −$71,273
• Taxable income: $100,800
• Est. tax owed @ 24.0%: −$24,192
• After-tax cash flow: $111,275/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

+1227.9% since first listed

5 events — show timeline

• 2025-11-09 Listed $2,450,000 OneKey® MLS as Distributed by MLS Grid
• 1996-03-11 Sold (Public Records) $160,000 Public Records
• 1993-09-01 Sold (Public Records) $184,500 Public Records
• 1993-09-01 Sold (Public Records) $184,500 Public Records
• 1993-09-01 Sold (Public Records) $184,500 Public Records

Property tax history

+2.3%/yr

Latest (2022): $8,842 · +0.0% YoY. Source: county tax records.