106 Lewis Rd · East Quogue, NY 11942

$895,000

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 38 Days on market

Built 1965 0.56 ac lot $612/sqft · 25% below area Est $1188k · 25% under

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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

East Quogue Opportunity! welcome to this classic two-story "as is" handyman special, ideally located in the desirable hamlet of East Quogue. This three bedroom, one full bath home sits on a generous . 56 acre lot and offers endless potential for customization and improvement. The property features a detached garage with additional space on the second floor, accessible via a. separate exterior entrance. Conveniently situated near East Quogue School, East Quogue Park, local shops, and major East End roadways. This home combines a peaceful setting with easy access to everyday amenities. By appointment only - don't miss this great opportunity to make it your own!

Key facts

• Generous lot
• Detached garage
• 0.56 acre lot

Tags

• DETACHED GARAGE
• GENEROUS LOT

Property features AI

Exterior

• Parking: Driveway; One-car garage
• Utilities: Cesspool sewer; Electricity connected
• Home design: Single family residence; Two levels; Property listed in fixer condition
• Construction: Brick construction; Shake siding; Crawl attic
• Exterior features: Brick and shake siding exterior; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two-level layout (multiple bedrooms across two levels)
• Flooring: Combination flooring; Wood flooring; Other flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: Built-in storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $895k.

Deal economics

• At list price, monthly cash flow is $9k ($110k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $895k).
• Recommended offer: $868k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $6k of loan paydown is wiped out by about $27k 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 $251k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($868k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $375k; list at $895k implies a 139% 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 $868,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.07% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.81%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (median comp): $1,187,941
• List price: $895,000
• Delta: -24.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 W Side Ave	0.13mi	3/2.0	1,368 (-6%)	21mo	$1,037,500	$758	62
12 Halsey Ave	0.57mi	3/2.0	1,380 (-6%)	11mo	$980,000	$710	51
107 Spinney Rd	0.62mi	4/2.0 (+1)	1,610 (+10%)	3mo	$1,275,000	$792	43
1 Friese Dr	0.64mi	4/3.0 (+1)	1,543 (+6%)	17mo	$1,199,000	$777	34
3 Walker Ct	0.57mi	3/2.0	1,250 (-15%)	24mo	$1,025,000	$820	25

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: 40.7%
• Equity multiple: 2.75×
• Total profit: $437,554
• Equity at exit: $133,447

10-year hold

• IRR: 47.0%
• Equity multiple: 5.51×
• Total profit: $1,130,783
• Equity at exit: $77,383

Cash invested: $250,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $18,539 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$430 /mo · $5,158/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,893
• Net cashflow: $9,149

Break-even live

Break-even rent $6,957

Max offer price $895,000

Occupancy floor 46%

Sensitivity live

Price	-10% $9,656	-5% $9,403	+0% $9,149	+5% $8,896	+10% $8,643
Rent	-10% $7,685	-5% $8,417	+0% $9,149	+5% $9,882	+10% $10,614
Rate	-1.0pp $9,600	-0.5pp $9,377	base $9,149	+0.5pp $8,917	+1.0pp $8,681

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	44d	1	0.09mi
85 Lewis Rd East Quogue, NY	3.0	2.0	1593	$4,450	$2.79	44d	1	0.33mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	0.43mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	0.52mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	6d	1	0.64mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	0.93mi
32 Lewis Rd East Quogue, NY	4.0	2.0	1666	$30,000	$18.01	25d	1	1.04mi
30 Lewis Rd East Quogue, NY	4.0	4.0	1592	$30,000	$18.84	44d	1	1.06mi

Listing history 20 events

1. 2026-06-21
   days on market $895,000 Active 38 DOM
2. 2026-06-18
   days on market $895,000 Active 35 DOM
3. 2026-06-17
   days on market $895,000 Active 34 DOM
4. 2026-06-16
   days on market $895,000 Active 33 DOM
5. 2026-06-15
   days on market $895,000 Active 32 DOM
6. 2026-06-13
   days on market $895,000 Active 30 DOM
7. 2026-06-13
   days on market $895,000 Active 29 DOM
8. 2026-06-09
   days on market $895,000 Active 26 DOM
9. 2026-06-08
   days on market $895,000 Active 25 DOM
10. 2026-06-07
    days on market $895,000 Active 24 DOM
11. 2026-06-04
    days on market $895,000 Active 21 DOM
12. 2026-06-03
    days on market $895,000 Active 20 DOM
13. 2026-06-02
    days on market $895,000 Active 19 DOM
14. 2026-06-01
    days on market $895,000 Active 18 DOM
15. 2026-05-31
    days on market $895,000 Active 17 DOM
16. 2026-05-14
    historical
17. 2026-05-07
    listed $895,000 Active
18. 2026-04-29
    historical
19. 2026-04-27
    listed $895,000 Active 677-char remark
20. 2019-12-03
    soldstatus $375,000

ⓘ 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: $5,158 · $430/mo
• Projected year-2 tax: $10,142 · $845/mo
• Expected delta: +$4,984/yr (+$415/mo · 96.6%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $222,464
• − Mortgage interest: −$50,134
• − Property taxes: −$5,158
• − Insurance: −$4,475
• − Repairs & maintenance: −$17,797
• − Management: −$17,797
• − Depreciation: −$26,036
• Taxable income: $101,067
• Est. tax owed @ 24.0%: −$24,256
• After-tax cash flow: $85,536/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

+138.7% since first listed

5 events — show timeline

• 2026-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Listed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-03 Sold (Public Records) $375,000 Public Records

Property tax history

+8.0%/yr

Latest (2022): $5,158 · +0.0% YoY. Source: county tax records.