83 Old Country Rd · East Quogue, NY 11942

$650,000

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 103 Days on market

Built 1950 0.52 ac lot $655/sqft · 17% below area Est $780k · 17% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• 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

This two bedroom, one bath structure is sited on slightly over a half acre in East Quogue. In addition, there is a detached garage. This property presents the opportunity to build your East End dream home! Exclusive -

Key facts

• 0.52 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $592k (9.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $4k of loan paydown is wiped out by about $20k 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.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($592k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $591,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.03% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $780,060
• List price: $650,000
• Delta: -16.67%
• 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
88 Old Country Rd	0.03mi	3/1.0 (+1)	924 (-7%)	8mo	$716,000	$775	75
9 Mitchell Pl	0.49mi	3/1.0 (+1)	1,000 (+1%)	13mo	$705,000	$705	60
4 E End Ave	0.58mi	3/1.0 (+1)	976 (-2%)	11mo	$660,000	$676	56
4 Carter Ln	0.38mi	2/1.0	850 (-14%)	8mo	$780,000	$918	52
5 Hallock Ave	0.74mi	3/1.0 (+1)	945 (-5%)	4mo	$750,000	$794	49
83 Lewis Rd	0.42mi	3/1.5 (+1)	880 (-11%)	20mo	$552,000	$627	38

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-24,966
• Equity at exit: $96,917

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $81,248
• Equity at exit: $56,200

Cash invested: $182,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $6,713 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$359 /mo · $4,311/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $1,265

Break-even live

Break-even rent $5,112

Max offer price $650,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,632	-5% $1,449	+0% $1,265	+5% $1,081	+10% $897
Rent	-10% $734	-5% $999	+0% $1,265	+5% $1,530	+10% $1,795
Rate	-1.0pp $1,592	-0.5pp $1,430	base $1,265	+0.5pp $1,096	+1.0pp $925

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	0.60mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	0.71mi
57 W End Ave Unit 1546017P East Quogue, NY	2.0	1.0	699	$5,463	$7.82	17d	1	0.98mi

Listing history 15 events

1. 2026-06-17
   status $650,000 Pending 103 DOM
2. 2026-06-17
   days on market $650,000 Active 103 DOM
3. 2026-06-16
   days on market $650,000 Active 102 DOM
4. 2026-06-15
   days on market $650,000 Active 101 DOM
5. 2026-06-13
   days on market $650,000 Active 99 DOM
6. 2026-06-13
   days on market $650,000 Active 98 DOM
7. 2026-06-09
   days on market $650,000 Active 95 DOM
8. 2026-06-08
   days on market $650,000 Active 94 DOM
9. 2026-06-07
   days on market $650,000 Active 93 DOM
10. 2026-06-04
    days on market $650,000 Active 90 DOM
11. 2026-06-03
    days on market $650,000 Active 89 DOM
12. 2026-06-02
    days on market $650,000 Active 88 DOM
13. 2026-06-01
    days on market $650,000 Active 87 DOM
14. 2026-05-31
    days on market $650,000 Active 86 DOM
15. 2026-02-04
    listed $650,000 Active 219-char remark

    Show marketing remark (219 chars)

    This two bedroom, one bath structure is sited on slightly over a half acre in East Quogue. In addition, there is a detached garage. This property presents the opportunity to build your East End dream home! Exclusive -

ⓘ 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: $4,311 · $359/mo
• Projected year-2 tax: $7,648 · $637/mo
• Expected delta: +$3,337/yr (+$278/mo · 77.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $80,556
• − Mortgage interest: −$36,410
• − Property taxes: −$4,311
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,444
• − Management: −$6,444
• − Depreciation: −$18,909
• Taxable income: $4,787
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $14,026/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

1 event — show timeline

• 2026-02-04 Listed $650,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2024): $4,311 · +0.0% YoY. Source: county tax records.