3 Polo Grounds Ln · East Quogue, NY 11942

$2,690,000

5 bd · 4.5 ba · 3,960 sqft · SingleFamily public records · 86 Days on market

Built 2001 100 ac lot $679/sqft · 10% above area Est $2440k · 10% over

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Why this score? — see what drove the C+ 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3 Polo Grounds Lane, a beautifully appointed, impeccably maintained, move in condition, and manicured grounds Mediterranean-inspired estate set on a full acre in the heart of East Quogue. Located in a cul de sac private neighborhood designed and constructed in the highest standards by a builder as his summer Hamptons retreat. The home is surrounded on two sides with protected land where no one can build. It's offered for year around living or effortless Hamptons vacations. From the moment you enter the gracious open foyer, the home unfolds into an expansive, light-filled great living room with soaring 20-foot ceilings and a dramatic wall of French doors to create a seamless connection to the outdoors that invites you to the oversized heated pool, expansive paved terraces surrounded by peace, and lush mature landscaping, and full-size all-weather tennis court. A striking double-sided gas fireplace anchors both the open foyer and living room as well as the formal dining area, setting an inviting yet sophisticated tone for intimate gatherings and grand scale entertaining alike. Formal dining room is a generously proportioned room with a fireplace and French doors that overlooks the garden and has great flow into the living room and kitchen. The state-of-the-art bright chefs eat-in kitchen is a true showpiece, thoughtfully designed with a large center island, marble countertops, backsplash, custom inset cabinetry, and a generous built-in pantry. A distinctive Italian painted sink adds a unique design element, while premium appliances from Viking, Thermador, and Miele deliver a chef-caliber experience. French doors open directly to al fresco dining, creating effortless indoor-outdoor flow. The first level features a stylish junior suite with a beautifully appointed full bath and direct French door access to the pool and outdoor entertaining areas. An additional room on this level—complete with a deep built-in closet and full bath—offers exceptional flexibility as a private office, den, or lounge. The upstairs is a dramatic bright, catwalk that overlooks the main living space below, enhancing the home’s architectural openness. The private primary generously sized suite occupies its own wing and serves as a serene retreat, featuring a gas fireplace and a private deck with sweeping views of the pool, tennis court, and manicured grounds. Two spacious walk-in closets with custom built-ins and a light-filled bath with soaking tub, double vanity, and oversized shower complete the suite. Two additional guest bedrooms provide comfort and privacy—one with its own balcony—while sharing a well-appointed full bath. Juliet balconies throughout the home further enhance its Mediterranean character, adding elegance, charm, and an airy sense of openness. The expansive finished lower level offers a large recreation area, with a spacious lounge, gym area, laundry room, cedar closet, and abundant storage. Outdoors, the property lives like a private resort. It is bathed in sunlight all day for your Hamptons enjoyment. It features an expansive front and rear lawn that unfolds into a private oasis. Relax beside the oversized heated pool, beautifully illuminated for evening enjoyment, or entertain beneath the mature vine pergola. A private all-weather tennis court offers recreation at your doorstep, while specimen trees, perennial gardens, vegetable garden, lush plantings, and curated landscape lighting create a setting of complete privacy and year-round beauty. This smart home is designed for modern living, allowing you to control entrance to home, heating, air conditioning, lighting, alarm, cameras, oil, pool temperature, remotely. A separate oversized two-car garage with additional second-floor storage completes this exceptional offering. Ideally located just minutes from the Hamptons’ renowned ocean beaches, highway, as well as nearby village shops and restaurants, 3 Polo Grounds is a must-see!

Key facts

• Italian painted sink
• Junior suite
• 100 acre lot

Tags

• MEDITERRANEAN INSPIRED ESTATE
• OVERSIZED HEATED POOL
• DOUBLE-SIDED GAS FIREPLACE
• STATE-OF-THE-ART CHEFS KITCHEN
• ITALIAN PAINTED SINK
• JUNIOR SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $2.69M.

Deal economics

• At list price, monthly cash flow is $10k ($117k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $2.69M).
• Recommended offer: $2.53M (6.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $19k of loan paydown is wiped out by about $81k 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 $753k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($2.53M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $1.32M; list at $2.69M implies a 103% 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 $2,528,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.24% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $2,440,056
• List price: $2,690,000
• Delta: 10.24%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Sachem Ln	0.27mi	4/4.5 (-1)	4,000 (+1%)	0mo	$2,700,000	$675	81
12 Honeysuckle Ln	0.49mi	5/4.5	4,100 (+4%)	1mo	$2,700,000	$659	70
140 Damascus Rd	0.28mi	4/3.5 (-1)	3,666 (-7%)	4mo	$2,375,000	$648	62
2 Blueberry	0.51mi	4/4.5 (-1)	3,800 (-4%)	18mo	$1,725,000	$454	50
145 Damascus Rd	0.35mi	4/5.5 (-1)	3,500 (-12%)	17mo	$1,500,000	$429	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: 6.3%
• Equity multiple: 1.24×
• Total profit: $184,450
• Equity at exit: $401,088

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $957,590
• Equity at exit: $232,582

Cash invested: $753,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $33,482 high
• Mortgage (P&I): −$14,107
• Tax from tax record: −$1,473 /mo · $17,672/yr
• Insurance: −$1,121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,031
• Net cashflow: $9,750

Break-even live

Break-even rent $21,139

Max offer price $2,690,000

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: $672,500
• Closing costs: $80,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Fox Hollow Dr East Quogue, NY	4.0	3.5	2750	$30,000	$10.91	44d	1	0.18mi
15 Fox Hollow Dr East Quogue, NY	6.0	5.0	3375	$27,500	$8.15	8d	1	0.33mi
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	44d	1	0.44mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	24d	1	0.52mi
3 Rosebud Ln East Quogue, NY	6.0	7.5	4500	$55,000	$12.22	44d	1	0.58mi
69 Whippoorwill Ln Patchogue, NY	4.0	4.0	2945	$20,000	$6.79	1d	1	0.67mi
9 The Registry East Quogue, NY	4.0	4.5	2734	$30,000	$10.97	44d	1	1.06mi
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	11d	1	1.15mi
10 Pennant Ln East Quogue, NY	4.0	3.5	2800	$80,000	$28.57	22d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $2,690,000 Active 86 DOM
2. 2026-06-17
   days on market $2,690,000 Active 85 DOM
3. 2026-06-16
   days on market $2,690,000 Active 84 DOM
4. 2026-06-15
   days on market $2,690,000 Active 83 DOM
5. 2026-06-13
   days on market $2,690,000 Active 81 DOM
6. 2026-06-13
   days on market $2,690,000 Active 80 DOM
7. 2026-06-09
   days on market $2,690,000 Active 77 DOM
8. 2026-06-08
   days on market $2,690,000 Active 76 DOM
9. 2026-06-07
   days on market $2,690,000 Active 75 DOM
10. 2026-06-04
    days on market $2,690,000 Active 72 DOM
11. 2026-06-03
    days on market $2,690,000 Active 71 DOM
12. 2026-06-02
    days on market $2,690,000 Active 70 DOM
13. 2026-06-01
    days on market $2,690,000 Active 69 DOM
14. 2026-05-31
    days on market $2,690,000 Active 68 DOM
15. 2026-03-24
    listed $2,795,000 Active 3999-char remark

    Show marketing remark (3999 chars)

    Welcome to 3 Polo Grounds Lane, a beautifully appointed, impeccably maintained, move in condition, and manicured grounds Mediterranean-inspired estate set on a full acre in the heart of East Quogue. Located in a cul de sac private neighborhood designed and constructed in the highest standards by a builder as his summer Hamptons retreat. The home is surrounded on two sides with protected land where no one can build. It's offered for year around living or effortless Hamptons vacations. From the moment you enter the gracious open foyer, the home unfolds into an expansive, light-filled great living room with soaring 20-foot ceilings and a dramatic wall of French doors to create a seamless connection to the outdoors that invites you to the oversized heated pool, expansive paved terraces surrounded by peace, and lush mature landscaping, and full-size all-weather tennis court. A striking double-sided gas fireplace anchors both the open foyer and living room as well as the formal dining area, setting an inviting yet sophisticated tone for intimate gatherings and grand scale entertaining alike. Formal dining room is a generously proportioned room with a fireplace and French doors that overlooks the garden and has great flow into the living room and kitchen. The state-of-the-art bright chefs eat-in kitchen is a true showpiece, thoughtfully designed with a large center island, marble countertops, backsplash, custom inset cabinetry, and a generous built-in pantry. A distinctive Italian painted sink adds a unique design element, while premium appliances from Viking, Thermador, and Miele deliver a chef-caliber experience. French doors open directly to al fresco dining, creating effortless indoor-outdoor flow. The first level features a stylish junior suite with a beautifully appointed full bath and direct French door access to the pool and outdoor entertaining areas. An additional room on this level—complete with a deep built-in closet and full bath—offers exceptional flexibility as a private office, den, or lounge. The upstairs is a dramatic bright, catwalk that overlooks the main living space below, enhancing the home’s architectural openness. The private primary generously sized suite occupies its own wing and serves as a serene retreat, featuring a gas fireplace and a private deck with sweeping views of the pool, tennis court, and manicured grounds. Two spacious walk-in closets with custom built-ins and a light-filled bath with soaking tub, double vanity, and oversized shower complete the suite. Two additional guest bedrooms provide comfort and privacy—one with its own balcony—while sharing a well-appointed full bath. Juliet balconies throughout the home further enhance its Mediterranean character, adding elegance, charm, and an airy sense of openness. The expansive finished lower level offers a large recreation area, with a spacious lounge, gym area, laundry room, cedar closet, and abundant storage. Outdoors, the property lives like a private resort. It is bathed in sunlight all day for your Hamptons enjoyment. It features an expansive front and rear lawn that unfolds into a private oasis. Relax beside the oversized heated pool, beautifully illuminated for evening enjoyment, or entertain beneath the mature vine pergola. A private all-weather tennis court offers recreation at your doorstep, while specimen trees, perennial gardens, vegetable garden, lush plantings, and curated landscape lighting create a setting of complete privacy and year-round beauty. This smart home is designed for modern living, allowing you to control entrance to home, heating, air conditioning, lighting, alarm, cameras, oil, pool temperature, remotely. A separate oversized two-car garage with additional second-floor storage completes this exceptional offering. Ideally located just minutes from the Hamptons’ renowned ocean beaches, highway, as well as nearby village shops and restaurants, 3 Polo Grounds is a must-see!

16. 2016-06-29
    soldstatus $1,325,000
17. 2016-06-15
    soldstatus $1,325,000 485-char remark

    Show marketing remark (485 chars)

    The 1st Floor Of This 4,500 Sq. Ft. Post Modern Offers Great Rm W/Cathedral Ceilings & Fp, Eik W/Marble Counters, Fdr, Mstr Suite, Gst En-Suite, 2 Car Garage & Finished Basement. 2nd Floor Boasts An Additional Master W/Balcony, Jacuzzi & Cstm Shower, 2 Guest Bdrms & Full Bath. Enjoy Your Hamptons Summer On The Manicured Grounds W/Heated Ig-Pool & All Weather Tennis., Additional information: Appearance:Excellent,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

18. 2016-06-15
    soldstatus $1,325,000 Closed

    Show marketing remark (485 chars)

    The 1st Floor Of This 4,500 Sq. Ft. Post Modern Offers Great Rm W/Cathedral Ceilings & Fp, Eik W/Marble Counters, Fdr, Mstr Suite, Gst En-Suite, 2 Car Garage & Finished Basement. 2nd Floor Boasts An Additional Master W/Balcony, Jacuzzi & Cstm Shower, 2 Guest Bdrms & Full Bath. Enjoy Your Hamptons Summer On The Manicured Grounds W/Heated Ig-Pool & All Weather Tennis., Additional information: Appearance:Excellent,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

19. 2016-04-18
    status Under Contract
20. 2015-10-13
    listed $1,499,000 New

    Show marketing remark (485 chars)

    The 1st Floor Of This 4,500 Sq. Ft. Post Modern Offers Great Rm W/Cathedral Ceilings & Fp, Eik W/Marble Counters, Fdr, Mstr Suite, Gst En-Suite, 2 Car Garage & Finished Basement. 2nd Floor Boasts An Additional Master W/Balcony, Jacuzzi & Cstm Shower, 2 Guest Bdrms & Full Bath. Enjoy Your Hamptons Summer On The Manicured Grounds W/Heated Ig-Pool & All Weather Tennis., Additional information: Appearance:Excellent,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

21. 2015-10-13
    listed $1,499,000 485-char remark

    Show marketing remark (485 chars)

    The 1st Floor Of This 4,500 Sq. Ft. Post Modern Offers Great Rm W/Cathedral Ceilings & Fp, Eik W/Marble Counters, Fdr, Mstr Suite, Gst En-Suite, 2 Car Garage & Finished Basement. 2nd Floor Boasts An Additional Master W/Balcony, Jacuzzi & Cstm Shower, 2 Guest Bdrms & Full Bath. Enjoy Your Hamptons Summer On The Manicured Grounds W/Heated Ig-Pool & All Weather Tennis., Additional information: Appearance:Excellent,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

22. 1998-07-30
    soldstatus $101,000

ⓘ 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: $17,672 · $1,473/mo
• Projected year-2 tax: $31,566 · $2,631/mo
• Expected delta: +$13,895/yr (+$1,158/mo · 78.6%)

ⓘ 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 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: $401,779
• − Mortgage interest: −$150,682
• − Property taxes: −$17,672
• − Insurance: −$13,450
• − Repairs & maintenance: −$32,142
• − Management: −$32,142
• − Depreciation: −$78,255
• Taxable income: $77,436
• Est. tax owed @ 24.0%: −$18,585
• After-tax cash flow: $98,419/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

+2667.3% since first listed

8 events — show timeline

• 2026-03-24 Listed $2,795,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-29 Sold (Public Records) $1,325,000 Public Records
• 2016-06-15 Sold (MLS) $1,325,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-15 Sold (MLS) $1,325,000 MLSLI
• 2016-04-18 Pending — MLSLI
• 2015-10-13 Listed $1,499,000 MLSLI
• 2015-10-13 Listed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 1998-07-30 Sold (Public Records) $101,000 Public Records

Property tax history

+1.9%/yr

Latest (2022): $17,672 · +0.0% YoY. Source: county tax records.