65 Little Pine Ln · East Quogue, NY 11942

$950,000

3 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 196 Days on market

Built 1950 9,860 sqft lot $540/sqft · 27% below area Est $1310k · 27% under $25/mo HOA ↓ 21% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Rare Hamptons Waterfront Sunset Retreat under 1M located in the highly desirable Hampton Point community. Tucked away on a quiet waterfront lane in East Quogue, this is the effortless lifestyle buyers are searching for. Spend summer days boating from your private dock, relaxing at nearby Private Hampton Point beach, or entertaining as the sun sets over the water. Inside the home is filled with natural charm creating easy flow for weekend escapes or year-round living. The waterfront setting, private bulkhead, and rare boat access make this exceptional opportunity to own a slice of the Hamptons Waterfront Lifestyle at an approachable price point. Whether you're looking for a peaceful getaway, a summer entertaining home, or a long-term investment in one of the East End's most sought-after boating communities, 65 little Pine Lane captures the feeling of laid-back waterfront living. This charming summer home features 3 bedrooms and 2 full baths, offering comfortable living with an eat-in kitchen, dedicated dining room, and a spacious family room with a cozy fireplace. Enjoy serene water views year-round from 90 percent of the home overlooking the bay. Across the canal is preserve that can never be built on, the gorgeous view is forever. Quaint East Quogue village nearby with famous butcher and extremely high-quality florist Roses & Rice, 5-star restaurants, close to World Famous beaches and village of Westhampton Beach. Easy access from 495 & Sunrise Hwy. 75 miles from NYC. Private Showings Available Upon Request

Key facts

• Eat-in kitchen
• Cozy fireplace
• Waterfront cottage

Tags

• WATERFRONT COTTAGE
• EAT-IN KITCHEN
• DEDICATED DINING ROOM
• SPACIOUS FAMILY ROOM
• COZY FIREPLACE
• SUNROOM OVERLOOKING BAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $950k).
• Recommended offer: $836k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $7k 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 $266k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($836k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $836,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.66
• GRM: 4.3

CMA / ARV

• ARV (median comp): $1,309,707
• List price: $950,000
• Delta: -27.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Bayside Ave	0.11mi	3/2.5	1,600 (-9%)	10mo	$1,749,000	$1,093	70
5 Argyle Rd	0.18mi	3/2.0	1,500 (-15%)	6mo	$1,085,000	$723	62
37 Sunset Ave	0.19mi	4/3.0 (+1)	1,900 (+8%)	8mo	$2,020,000	$1,063	62
13 West End Ave	0.43mi	3/2.0	1,987 (+13%)	5mo	$840,000	$423	54
647 Montauk Hwy	0.52mi	3/2.5	1,936 (+10%)	6mo	$840,000	$434	52
1 Friese Dr	0.33mi	4/3.0 (+1)	1,543 (-12%)	17mo	$1,199,000	$777	41

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: 31.1%
• Equity multiple: 2.31×
• Total profit: $347,567
• Equity at exit: $141,648

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $949,522
• Equity at exit: $82,139

Cash invested: $266,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $18,508 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$924 /mo · $11,087/yr
• Insurance: −$396
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$3,887
• Net cashflow: $7,868

Break-even live

Break-even rent $8,548

Max offer price $950,000

Occupancy floor 52%

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	22d	1	0.05mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	5d	1	0.34mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	24d	1	0.83mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	44d	1	0.88mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	22d	1	1.12mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	24d	1	1.17mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	44d	1	1.22mi
85 Lewis Rd East Quogue, NY	3.0	2.0	1593	$4,450	$2.79	44d	1	1.28mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	22d	1	1.29mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	24d	1	1.37mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	19d	1	1.40mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	5d	1	1.42mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	1.42mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $950,000 Active 196 DOM
2. 2026-06-17
   days on market $950,000 Active 195 DOM
3. 2026-06-16
   days on market $950,000 Active 194 DOM
4. 2026-06-15
   days on market $950,000 Active 193 DOM
5. 2026-06-13
   days on market $950,000 Active 191 DOM
6. 2026-06-13
   days on market $950,000 Active 190 DOM
7. 2026-06-09
   days on market $950,000 Active 187 DOM
8. 2026-06-08
   days on market $950,000 Active 186 DOM
9. 2026-06-07
   days on market $950,000 Active 185 DOM
10. 2026-06-04
    days on market $950,000 Active 182 DOM
11. 2026-06-03
    days on market $950,000 Active 181 DOM
12. 2026-06-02
    days on market $950,000 Active 180 DOM
13. 2026-06-01
    days on market $950,000 Active 179 DOM
14. 2026-05-31
    days on market $950,000 Active 178 DOM
15. 2026-04-16
    price $950,000 1546-char remark

    Show marketing remark (1546 chars)

    Rare Hamptons Waterfront Sunset Retreat under 1M located in the highly desirable Hampton Point community. Tucked away on a quiet waterfront lane in East Quogue, this is the effortless lifestyle buyers are searching for. Spend summer days boating from your private dock, relaxing at nearby Private Hampton Point beach, or entertaining as the sun sets over the water. Inside the home is filled with natural charm creating easy flow for weekend escapes or year-round living. The waterfront setting, private bulkhead, and rare boat access make this exceptional opportunity to own a slice of the Hamptons Waterfront Lifestyle at an approachable price point. Whether you're looking for a peaceful getaway, a summer entertaining home, or a long-term investment in one of the East End's most sought-after boating communities, 65 little Pine Lane captures the feeling of laid-back waterfront living. This charming summer home features 3 bedrooms and 2 full baths, offering comfortable living with an eat-in kitchen, dedicated dining room, and a spacious family room with a cozy fireplace. Enjoy serene water views year-round from 90 percent of the home overlooking the bay. Across the canal is preserve that can never be built on, the gorgeous view is forever. Quaint East Quogue village nearby with famous butcher and extremely high-quality florist Roses & Rice, 5-star restaurants, close to World Famous beaches and village of Westhampton Beach. Easy access from 495 & Sunrise Hwy. 75 miles from NYC. Private Showings Available Upon Request

16. 2026-01-27
    price $995,000 1546-char remark

    Show marketing remark (1546 chars)

    Rare Hamptons Waterfront Sunset Retreat under 1M located in the highly desirable Hampton Point community. Tucked away on a quiet waterfront lane in East Quogue, this is the effortless lifestyle buyers are searching for. Spend summer days boating from your private dock, relaxing at nearby Private Hampton Point beach, or entertaining as the sun sets over the water. Inside the home is filled with natural charm creating easy flow for weekend escapes or year-round living. The waterfront setting, private bulkhead, and rare boat access make this exceptional opportunity to own a slice of the Hamptons Waterfront Lifestyle at an approachable price point. Whether you're looking for a peaceful getaway, a summer entertaining home, or a long-term investment in one of the East End's most sought-after boating communities, 65 little Pine Lane captures the feeling of laid-back waterfront living. This charming summer home features 3 bedrooms and 2 full baths, offering comfortable living with an eat-in kitchen, dedicated dining room, and a spacious family room with a cozy fireplace. Enjoy serene water views year-round from 90 percent of the home overlooking the bay. Across the canal is preserve that can never be built on, the gorgeous view is forever. Quaint East Quogue village nearby with famous butcher and extremely high-quality florist Roses & Rice, 5-star restaurants, close to World Famous beaches and village of Westhampton Beach. Easy access from 495 & Sunrise Hwy. 75 miles from NYC. Private Showings Available Upon Request

17. 2025-11-28
    listed $1,200,000 Active 1546-char remark

    Show marketing remark (1546 chars)

    Rare Hamptons Waterfront Sunset Retreat under 1M located in the highly desirable Hampton Point community. Tucked away on a quiet waterfront lane in East Quogue, this is the effortless lifestyle buyers are searching for. Spend summer days boating from your private dock, relaxing at nearby Private Hampton Point beach, or entertaining as the sun sets over the water. Inside the home is filled with natural charm creating easy flow for weekend escapes or year-round living. The waterfront setting, private bulkhead, and rare boat access make this exceptional opportunity to own a slice of the Hamptons Waterfront Lifestyle at an approachable price point. Whether you're looking for a peaceful getaway, a summer entertaining home, or a long-term investment in one of the East End's most sought-after boating communities, 65 little Pine Lane captures the feeling of laid-back waterfront living. This charming summer home features 3 bedrooms and 2 full baths, offering comfortable living with an eat-in kitchen, dedicated dining room, and a spacious family room with a cozy fireplace. Enjoy serene water views year-round from 90 percent of the home overlooking the bay. Across the canal is preserve that can never be built on, the gorgeous view is forever. Quaint East Quogue village nearby with famous butcher and extremely high-quality florist Roses & Rice, 5-star restaurants, close to World Famous beaches and village of Westhampton Beach. Easy access from 495 & Sunrise Hwy. 75 miles from NYC. Private Showings Available Upon Request

ⓘ 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: $11,087 · $924/mo
• Projected year-2 tax: $13,571 · $1,131/mo
• Expected delta: +$2,484/yr (+$207/mo · 22.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $222,093
• − Mortgage interest: −$53,215
• − Property taxes: −$11,087
• − Insurance: −$9,868
• − Repairs & maintenance: −$17,767
• − Management: −$17,767
• − HOA: −$300
• − Depreciation: −$27,636
• Taxable income: $84,452
• Est. tax owed @ 24.0%: −$20,268
• After-tax cash flow: $74,147/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

-20.8% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2022): $11,087 · +0.0% YoY. Source: county tax records.