106 S Country Rd · Quiogue, NY 11978

$980,000

5 bd · 2.5 ba · 2,466 sqft · SingleFamily public records · 24 Days on market

Built 1980 0.56 ac lot $397/sqft · 48% below area Est $1895k · 48% under

---

Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the heart of Westhampton Beach, this beautifully maintained 4-bedroom, 3-bath home offers the perfect blend of comfort, charm, and entertaining space. From the cozy front porch, and stunning vaulted entry to the large sun-filled windows and warm wood-burning fireplace, every detail creates a welcoming atmosphere. The formal living room with French doors flows seamlessly into the extended living/dining area, making it ideal for gatherings and everyday living. The kitchen features stainless-steel appliances, while upstairs offers 4 spacious bedrooms with wood floors and two full baths. The primary bedroom includes a private balcony, with Primary Bath a perfect retreat with views of

Key facts

• French doors
• Formal living room
• Cozy front porch

Tags

• COZY FRONT PORCH
• STUNNING VAULTED ENTRY
• LARGE SUN-FILLED WINDOWS
• WARM WOOD-BURNING FIREPLACE
• FORMAL LIVING ROOM
• FRENCH DOORS

Property features AI

Exterior

• Parking: Driveway; Garage (1.5 spaces)
• Utilities: Cesspool sewer; Cable available
• Home design: Single family residence; Two levels; Actual property condition
• Construction: Frame construction
• Exterior features: In-ground vinyl pool (private); Back yard fencing; Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedrooms across two levels
• Flooring: Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor full bath; Cathedral ceilings; Eat-in kitchen; Entrance foyer; Primary bathroom; Recessed lighting; Soaking tub; Walk-in closets; Unfinished basement; Partial attic with pull-down stairs; Solar panels
• Laundry & utility: Washer hookup (in basement); Electric dryer hookup (in basement); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $980k.

Deal economics

• At list price, monthly cash flow is $13k ($159k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $980k).
• Recommended offer: $965k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,023 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $24,203/mo this rent would consume 232% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $105k of equity ($7k loan paydown + $98k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $274k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$168k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($965k) 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 $100k; list at $980k implies a 880% 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 $965,300 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.47% ✓
• Cap rate: 22.47%
• Cash-on-cash: 57.77%
• DSCR: 3.57
• GRM: 3.4

CMA / ARV

• ARV (median comp): $1,895,082
• List price: $980,000
• Delta: -48.29%
• 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
31 Jeffrey Ln	0.49mi	4/3.5 (-1)	2,433 (-1%)	17mo	$2,000,000	$822	52
28 Bridle Path	0.54mi	4/3.5 (-1)	2,652 (+8%)	14mo	$1,885,000	$711	41
18 Pine St	0.73mi	4/3.5 (-1)	2,340 (-5%)	21mo	$1,800,000	$769	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.2%
• Equity multiple: 6.01×
• Total profit: $1,374,866
• Equity at exit: $882,862

10-year hold

• IRR: 64.0%
• Equity multiple: 13.34×
• Total profit: $3,386,838
• Equity at exit: $1,903,924

Cash invested: $274,400 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $24,203 medium
• Mortgage (P&I): −$5,139
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,083
• Net cashflow: $13,209

Break-even live

Break-even rent $7,483

Max offer price $980,000

Occupancy floor 40%

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: $245,000
• Closing costs: $29,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	22d	1	0.37mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	43d	1	0.48mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.84mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	0.87mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	5d	1	0.87mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	43d	1	0.91mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	1.24mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	22d	1	1.32mi

Listing history 12 events

1. 2026-06-08
   status $980,000 Pending 24 DOM
2. 2026-06-07
   days on market $980,000 Active 24 DOM
3. 2026-06-04
   days on market $980,000 Active 21 DOM
4. 2026-06-03
   days on market $980,000 Active 20 DOM
5. 2026-06-02
   days on market $980,000 Active 19 DOM
6. 2026-06-01
   days on market $980,000 Active 18 DOM
7. 2026-05-31
   days on market $980,000 Active 17 DOM
8. 2026-05-14
   listed $980,000 Active 1301-char remark
9. 2025-09-26
   price $975,000
10. 2025-07-14
    price $999,990
11. 2025-05-29
    listed $1,200,000 Active
12. 1997-01-23
    soldstatus $100,000

ⓘ 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: $4,365 · $364/mo
• Projected year-2 tax: $10,463 · $872/mo
• Expected delta: +$6,099/yr (+$508/mo · 139.7%)

ⓘ 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 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: $290,437
• − Mortgage interest: −$54,895
• − Property taxes: −$4,365
• − Insurance: −$4,900
• − Repairs & maintenance: −$23,235
• − Management: −$23,235
• − Depreciation: −$28,509
• Taxable income: $151,298
• Est. tax owed @ 24.0%: −$36,311
• After-tax cash flow: $122,198/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: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Quiogue

• Score: 59/100
• State rank: #1023
• US rank: #19962

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quiogue, NY
• County: Suffolk County · 679,920 people
• City population: 4,376
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 13.02%
• Current HPI: 460.3964
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+880.0% since first listed

6 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $980,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $999,990 OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 1997-01-23 Sold (Public Records) $100,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $4,365 · +0.0% YoY. Source: county tax records.