39 Barracuda Rd · East Quogue, NY 11942

$1,124,888

4 bd · 3.0 ba · 2,496 sqft · SingleFamily public records · 58 Days on market

Built 1957 0.27 ac lot $451/sqft · 29% below area Est $1575k · 29% under ↓ 12% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Welcome to this Shinnecock Shores Waterfront Colonial; Breathtaking Panoramic Views of Shinnecock Bay; This 2500 sq ft home is the perfect Hampton's fixer upper on the Canal 2 Houses from the Shinnecock Bay; This home is currently set up as a Multi Generational setup, but can easily be renovated back to 4/5-bedrooms and 3 Full Bathrooms. Walking Distance to your very own beach on the Bay; This home has Endless Possibilities turn into a Summer Waterfront Retreat, Potential Hamptons Investment or Personal Dream Home; Enjoy Beautiful Sunrises on the Elevated Deck or Sunsets on you own Private Dock with Boat Slip/Easy Access to Shinnecock Bay; This is a true diamond in the rough; Come See it for Yourself!! LOW TAXES!! Close to Beach, Hamptons Shopping and Restaurants

Key facts

• Waterfront colonial
• Elevated deck
• Private dock

Tags

• WATERFRONT COLONIAL
• PANORAMIC VIEWS
• WALKING DISTANCE TO BEACH
• ELEVATED DECK
• PRIVATE DOCK
• BOAT SLIP

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.12M.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.12M).
• Recommended offer: $1.09M (3.0% 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.
• Market conditions: 75 active listings in the ZIP; 19 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 $8k of loan paydown is wiped out by about $34k 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 $315k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($1.09M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $124k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — 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 $1,091,141 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 1.35% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,575,038
• List price: $1,124,888
• Delta: -28.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Shinnecock Rd	0.30mi	5/3.0 (+1)	2,575 (+3%)	18mo	$1,550,000	$602	61
15 Osprey Ave	0.56mi	4/3.0	2,200 (-12%)	2mo	$1,700,000	$773	52
2 Canvasback Ln	0.54mi	4/4.5	2,276 (-9%)	16mo	$1,200,000	$527	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: 8.0%
• Equity multiple: 1.31×
• Total profit: $98,273
• Equity at exit: $167,724

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $447,125
• Equity at exit: $97,260

Cash invested: $314,969 (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: 6.2×

Monthly cashflow live

• Estimated rent: $15,161 high
• Mortgage (P&I): −$5,899
• Tax from tax record: −$780 /mo · $9,357/yr
• Insurance: −$469
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,184
• Net cashflow: $4,403

Break-even live

Break-even rent $9,587

Max offer price $1,124,888

Occupancy floor 66%

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: $281,222
• Closing costs: $33,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	22d	1	0.22mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	44d	1	0.31mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	22d	1	0.52mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	22d	1	0.86mi
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	7d	1	0.86mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	24d	1	0.92mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	44d	1	0.92mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	44d	1	0.96mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	44d	1	1.06mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	24d	1	1.14mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	44d	1	1.24mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	1.24mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	5d	1	1.24mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	44d	1	1.25mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	15d	1	1.36mi
16 Vail Ave East Quogue, NY	5.0	2.0	1796	$4,500	$2.51	44d	1	1.37mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	1.38mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	24d	1	1.43mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	1d	1	1.44mi

Listing history 34 events

1. 2026-06-18
   days on market $1,124,888 Active 58 DOM
2. 2026-06-17
   days on market $1,124,888 Active 57 DOM
3. 2026-06-16
   days on market $1,124,888 Active 56 DOM
4. 2026-06-15
   days on market $1,124,888 Active 55 DOM
5. 2026-06-13
   days on market $1,124,888 Active 53 DOM
6. 2026-06-13
   days on market $1,124,888 Active 52 DOM
7. 2026-06-09
   days on market $1,124,888 Active 49 DOM
8. 2026-06-08
   days on market $1,124,888 Active 48 DOM
9. 2026-06-07
   pricedays on market $1,124,888 Active 47 DOM
10. 2026-06-04
    days on market $1,148,888 Active 44 DOM
11. 2026-06-03
    days on market $1,148,888 Active 43 DOM
12. 2026-06-02
    days on market $1,148,888 Active 42 DOM
13. 2026-06-01
    days on market $1,148,888 Active 41 DOM
14. 2026-05-31
    days on market $1,148,888 Active 40 DOM
15. 2026-05-02
    price $1,148,888 779-char remark

    Show marketing remark (779 chars)

    Welcome to this Shinnecock Shores Waterfront Colonial; Breathtaking Panoramic Views of Shinnecock Bay; This 2500 sq ft home is the perfect Hampton's fixer upper on the Canal 2 Houses from the Shinnecock Bay; This home is currently set up as a Multi Generational setup, but can easily be renovated back to 4/5-bedrooms and 3 Full Bathrooms. Walking Distance to your very own beach on the Bay; This home has Endless Possibilities turn into a Summer Waterfront Retreat, Potential Hamptons Investment or Personal Dream Home; Enjoy Beautiful Sunrises on the Elevated Deck or Sunsets on you own Private Dock with Boat Slip/Easy Access to Shinnecock Bay; This is a true diamond in the rough; Come See it for Yourself!! LOW TAXES!! Close to Beach, Hamptons Shopping and Restaurants

16. 2026-04-19
    listed $1,248,888 Active 779-char remark

    Show marketing remark (779 chars)

    Welcome to this Shinnecock Shores Waterfront Colonial; Breathtaking Panoramic Views of Shinnecock Bay; This 2500 sq ft home is the perfect Hampton's fixer upper on the Canal 2 Houses from the Shinnecock Bay; This home is currently set up as a Multi Generational setup, but can easily be renovated back to 4/5-bedrooms and 3 Full Bathrooms. Walking Distance to your very own beach on the Bay; This home has Endless Possibilities turn into a Summer Waterfront Retreat, Potential Hamptons Investment or Personal Dream Home; Enjoy Beautiful Sunrises on the Elevated Deck or Sunsets on you own Private Dock with Boat Slip/Easy Access to Shinnecock Bay; This is a true diamond in the rough; Come See it for Yourself!! LOW TAXES!! Close to Beach, Hamptons Shopping and Restaurants

17. 2026-04-07
    historical
18. 2026-02-06
    price $1,249,990
19. 2025-08-09
    listed $1,499,990 Active
20. 2025-04-02
    historical
21. 2024-11-13
    price $999,999
22. 2024-09-20
    listed $1,199,000 Active
23. 2024-07-22
    historical
24. 2024-05-29
    price $1,059,900
25. 2024-05-08
    listed $1,099,999 Active
26. 2024-05-01
    price $1,099,999
27. 2024-05-01
    historical
28. 2024-04-30
    historical
29. 2024-01-26
    price $1,150,000
30. 2023-12-04
    price $999,999
31. 2023-11-11
    listed $1,325,000 Active
32. 2023-08-28
    historical
33. 2023-06-29
    price $1,295,000
34. 2023-05-17
    listed $1,305,000 Active

ⓘ 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: $9,357 · $780/mo
• Projected year-2 tax: $14,184 · $1,182/mo
• Expected delta: +$4,827/yr (+$402/mo · 51.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 75% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $181,933
• − Mortgage interest: −$63,011
• − Property taxes: −$9,357
• − Insurance: −$10,743
• − Repairs & maintenance: −$14,555
• − Management: −$14,555
• − Depreciation: −$32,724
• Taxable income: $36,989
• Est. tax owed @ 24.0%: −$8,877
• After-tax cash flow: $43,962/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

-12.0% since first listed

20 events — show timeline

• 2026-05-02 Price Changed $1,148,888 OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Listed $1,248,888 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $1,249,990 OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Listed $1,499,990 OneKey® MLS as Distributed by MLS Grid
• 2025-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-13 Price Changed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-20 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $1,059,900 OneKey® MLS as Distributed by MLS Grid
• 2024-05-08 Listed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-01 Price Changed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-01 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-04-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-26 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-04 Price Changed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2023-11-11 Listed $1,325,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-29 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-17 Listed $1,305,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $9,357 · +0.0% YoY. Source: county tax records.