86 Old Country Rd · East Quogue, NY 11942

$639,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 312 Days on market

Built 1910 Good condition 9,583 sqft lot $623/sqft · 19% below area Est $788k · 19% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +6.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $639k).
• Recommended offer: $562k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 9.2% in East Quogue — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 89 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 312 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 312 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: 1.37% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.10%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $787,575
• List price: $639,000
• Delta: -18.86%
• 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
83 Old Country Rd	0.04mi	2/1.0 (-1)	993 (-3%)	0mo	$640,000	$645	88
88 Old Country Rd	0.01mi	3/1.0	924 (-10%)	10mo	$716,000	$775	75
9 Vail Ave	0.14mi	3/1.0	1,152 (+12%)	2mo	$715,000	$621	71
9 Mitchell Pl	0.53mi	3/1.0	1,000 (-2%)	15mo	$705,000	$705	59
4 E End Ave	0.56mi	3/1.0	976 (-5%)	12mo	$660,000	$676	55
83 Lewis Rd	0.43mi	3/1.5	880 (-14%)	22mo	$552,000	$627	36

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $87,138
• Equity at exit: $95,277

10-year hold

• IRR: 21.2%
• Equity multiple: 2.79×
• Total profit: $320,926
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $1,399,000 ($1093/sqft)
• Median days on market: 214 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -29.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11942

• Home prices YoY: -25.0%
• Active inventory: 89
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $8,750 medium
• Mortgage (P&I): −$3,351
• Tax from tax record: −$299 /mo · $3,582/yr
• Insurance: −$266
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,837
• Net cashflow: $2,997

Break-even live

Break-even rent $4,957

Max offer price $639,000

Occupancy floor 61%

Sensitivity live

Price	-10% $3,358	-5% $3,178	+0% $2,997	+5% $2,816	+10% $2,635
Rent	-10% $2,305	-5% $2,651	+0% $2,997	+5% $3,342	+10% $3,688
Rate	-1.0pp $3,318	-0.5pp $3,159	base $2,997	+0.5pp $2,831	+1.0pp $2,663

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	73d	1	0.28mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	93d	1	0.56mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$9,000	$8.90	24d	1	0.78mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	54d	1	0.86mi
38 Baycrest Ave East Quogue, NY	2.0	2.5	1260	$9,500	$7.54	4d	1	1.06mi

Listing history 50 events

1. 2026-07-24
   days on market $639,000 Active 312 DOM
2. 2026-07-23
   days on market $639,000 Active 311 DOM
3. 2026-07-22
   days on market $639,000 Active 310 DOM
4. 2026-07-21
   days on market $639,000 Active 309 DOM
5. 2026-07-20
   days on market $639,000 Active 308 DOM
6. 2026-07-18
   days on market $639,000 Active 306 DOM
7. 2026-07-18
   days on market $639,000 Active 305 DOM
8. 2026-07-16
   days on market $639,000 Active 304 DOM
9. 2026-07-15
   days on market $639,000 Active 303 DOM
10. 2026-07-14
    days on market $639,000 Active 302 DOM
11. 2026-07-13
    days on market $639,000 Active 301 DOM
12. 2026-07-13
    days on market $639,000 Active 300 DOM
13. 2026-07-11
    days on market $639,000 Active 299 DOM
14. 2026-07-10
    days on market $639,000 Active 298 DOM
15. 2026-07-09
    days on market $639,000 Active 297 DOM
16. 2026-07-07
    days on market $639,000 Active 295 DOM
17. 2026-07-06
    days on market $639,000 Active 294 DOM
18. 2026-07-06
    days on market $639,000 Active 293 DOM
19. 2026-07-05
    days on market $639,000 Active 292 DOM
20. 2026-07-03
    days on market $639,000 Active 291 DOM
21. 2026-07-02
    days on market $639,000 Active 290 DOM
22. 2026-07-01
    days on market $639,000 Active 289 DOM
23. 2026-06-30
    days on market $639,000 Active 288 DOM
24. 2026-06-29
    days on market $639,000 Active 287 DOM
25. 2026-06-28
    days on market $639,000 Active 286 DOM
26. 2026-06-27
    days on market $639,000 Active 285 DOM
27. 2026-06-26
    days on market $639,000 Active 284 DOM
28. 2026-06-24
    days on market $639,000 Active 282 DOM
29. 2026-06-22
    days on market $639,000 Active 280 DOM
30. 2026-06-21
    days on market $639,000 Active 279 DOM
31. 2026-06-18
    days on market $639,000 Active 276 DOM
32. 2026-06-17
    days on market $639,000 Active 275 DOM
33. 2026-06-16
    days on market $639,000 Active 274 DOM
34. 2026-06-15
    days on market $639,000 Active 273 DOM
35. 2026-06-13
    days on market $639,000 Active 271 DOM
36. 2026-06-13
    days on market $639,000 Active 270 DOM
37. 2026-06-09
    days on market $639,000 Active 267 DOM
38. 2026-06-08
    days on market $639,000 Active 266 DOM
39. 2026-06-07
    days on market $639,000 Active 265 DOM
40. 2026-06-04
    days on market $639,000 Active 262 DOM
41. 2026-06-03
    days on market $639,000 Active 261 DOM
42. 2026-06-02
    days on market $639,000 Active 260 DOM
43. 2026-06-01
    days on market $639,000 Active 259 DOM
44. 2026-05-31
    days on market $639,000 Active 258 DOM
45. 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!

46. 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!

47. 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!

48. 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!

49. 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!

50. 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!

ⓘ 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: $104,999
• − Mortgage interest: −$35,794
• − Property taxes: −$3,582
• − Insurance: −$3,195
• − Repairs & maintenance: −$8,400
• − Management: −$8,400
• − Depreciation: −$18,589
• Taxable income: $27,039
• Est. tax owed @ 24.0%: −$6,489
• After-tax cash flow: $29,471/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,130–$15,390 screening

This charming bungalow is in good condition with recent updates, offering a move-in-ready living space. The exterior could benefit from a fresh coat of paint to enhance curb appeal.

Components & finishes AI

Roof tile · good Flooring wood

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can add value ↑
• Both Replace window treatments — Fresh window treatments can improve both appearance and energy efficiency ↑
• Resale Update kitchen appliances — Modern appliances can attract more buyers ↑
• Both Install smart home devices — Can increase home's marketability and appeal to tech-savvy buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary East Quogue School B- NY #745/2,108 Nat'l #7,252/41,679

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

C Composite livability gradescore 61/100

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
• County: Suffolk · 1,505,262 people
• City population: 5,871
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 5,871
• Household income: $106,875
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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.