86 Old Country Rd · East Quogue, NY 11942

$639,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 276 Days on market

Built 1910 9,583 sqft lot $623/sqft · 18% below area Est $781k · 18% 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 MLS

Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

Key facts

• Lush garden
• Modern enhancements
• Historical bungalow

Tags

• HISTORICAL BUNGALOW
• MODERN ENHANCEMENTS
• OUTDOOR LIVING
• LUSH GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $639k.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $639k).
• Recommended offer: $562k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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.
• Market conditions: 75 active listings in the ZIP; 4 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; 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 $19k 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 $179k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($562k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $111k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $525k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $562,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.95% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.69%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (median comp): $781,185
• List price: $639,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Old Country Rd	0.01mi	3/1.0	924 (-10%)	8mo	$716,000	$775	76
9 Vail Ave	0.14mi	3/1.0	1,152 (+12%)	1mo	$715,000	$621	73
9 Mitchell Pl	0.53mi	3/1.0	1,000 (-2%)	13mo	$705,000	$705	60
4 E End Ave	0.56mi	3/1.0	976 (-5%)	11mo	$660,000	$676	57
83 Lewis Rd	0.43mi	3/1.5	880 (-14%)	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: 36.0%
• Equity multiple: 2.53×
• Total profit: $273,221
• Equity at exit: $95,277

10-year hold

• IRR: 42.7%
• Equity multiple: 5.04×
• Total profit: $722,731
• Equity at exit: $55,249

Cash invested: $178,920 (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: 4.3×

Monthly cashflow live

• Estimated rent: $12,447 medium
• Mortgage (P&I): −$3,351
• Tax from tax record: −$299 /mo · $3,582/yr
• Insurance: −$266
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,614
• Net cashflow: $5,917

Break-even live

Break-even rent $4,957

Max offer price $639,000

Occupancy floor 47%

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: $159,750
• Closing costs: $19,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	24d	1	0.28mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	43d	1	0.56mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	43d	1	0.78mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	5d	1	0.86mi

Listing history 26 events

1. 2026-06-18
   days on market $639,000 Active 276 DOM
2. 2026-06-17
   days on market $639,000 Active 275 DOM
3. 2026-06-16
   days on market $639,000 Active 274 DOM
4. 2026-06-15
   days on market $639,000 Active 273 DOM
5. 2026-06-13
   days on market $639,000 Active 271 DOM
6. 2026-06-13
   days on market $639,000 Active 270 DOM
7. 2026-06-09
   days on market $639,000 Active 267 DOM
8. 2026-06-08
   days on market $639,000 Active 266 DOM
9. 2026-06-07
   days on market $639,000 Active 265 DOM
10. 2026-06-04
    days on market $639,000 Active 262 DOM
11. 2026-06-03
    days on market $639,000 Active 261 DOM
12. 2026-06-02
    days on market $639,000 Active 260 DOM
13. 2026-06-01
    days on market $639,000 Active 259 DOM
14. 2026-05-31
    days on market $639,000 Active 258 DOM
15. 2026-05-13
    price $639,000 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

16. 2026-03-16
    price $649,000 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

17. 2026-03-10
    price $679,000 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

18. 2026-01-22
    status Active 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

19. 2025-03-25
    price $699,000 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

20. 2025-03-03
    listed $750,000 Active 826-char remark

    Show marketing remark (826 chars)

    Discover this beautifully renovated historical bungalow, conveniently located near the heart of East Quogue. Whether you're looking for a wise investment, a charming primary residence, or a delightful summer getaway, this home fits the bill perfectly. Inside, you'll find a tastefully updated space featuring two inviting bedrooms and a well-appointed bathroom. With 1,026 square feet, the design focuses on maximizing comfort and functionality. Appreciate the timeless character of its 1910 origins, complemented by modern enhancements. The 9,586-square-foot lot offers abundant opportunities for outdoor living, whether you're dreaming of a lush garden, hosting gatherings, or basking in the sunshine. The property includes a garage and plenty of parking. Embrace the endless possibilities this enchanting home has to offer!

21. 2023-08-10
    soldstatus $525,000
22. 2023-04-21
    soldstatus $525,000 Closed 318-char remark

    Show marketing remark (318 chars)

    Updated in 2010: Charming 2 bedroom 1 bath home with detached 1 car garage. Home complete with living room, eat it kitchen, den, mud room and laundry area. Two blocks to East Quogue Elementary School and close East Quogue Park. East Quogue/Westhampton Beach schools. Enjoy Hampton's beaches, restaurants and shopping.

23. 2023-02-24
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Updated in 2010: Charming 2 bedroom 1 bath home with detached 1 car garage. Home complete with living room, eat it kitchen, den, mud room and laundry area. Two blocks to East Quogue Elementary School and close East Quogue Park. East Quogue/Westhampton Beach schools. Enjoy Hampton's beaches, restaurants and shopping.

24. 2023-01-20
    listed $525,000 Active 318-char remark

    Show marketing remark (318 chars)

    Updated in 2010: Charming 2 bedroom 1 bath home with detached 1 car garage. Home complete with living room, eat it kitchen, den, mud room and laundry area. Two blocks to East Quogue Elementary School and close East Quogue Park. East Quogue/Westhampton Beach schools. Enjoy Hampton's beaches, restaurants and shopping.

25. 2009-12-22
    soldstatus $210,000
26. 2008-07-08
    soldstatus $200,000

ⓘ 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: $3,582 · $299/mo
• Projected year-2 tax: $7,191 · $599/mo
• Expected delta: +$3,608/yr (+$301/mo · 100.7%)

ⓘ 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 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: $149,365
• − Mortgage interest: −$35,794
• − Property taxes: −$3,582
• − Insurance: −$3,195
• − Repairs & maintenance: −$11,949
• − Management: −$11,949
• − Depreciation: −$18,589
• Taxable income: $64,307
• Est. tax owed @ 24.0%: −$15,434
• After-tax cash flow: $55,576/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

+219.5% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $639,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $679,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-25 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-10 Sold (Public Records) $525,000 Public Records
• 2023-04-21 Sold (MLS) $525,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-20 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2009-12-22 Sold (Public Records) $210,000 Public Records
• 2008-07-08 Sold (Public Records) $200,000 Public Records

Property tax history

+18.7%/yr

Latest (2021): $3,582 · +0.0% YoY. Source: county tax records.