71 Montauk Hwy · Quogue, NY 11959

$1,195,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily · 26 Days on market

Built 1930 Average condition 0.59 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Nestled among mature trees on a lush, private lot in the coveted village of Quogue, this charming two-story colonial offers classic Hamptons character with room to make it your own. The gray-shingled exterior with its iconic blue front door, manicured shrubs, and sprawling green lawn creates an inviting first impression, while a detached garage and generous paved driveway provide ample parking. Totaling 1,876 square feet across two floors, the home features a warm and welcoming interior with wood-tread stairs, built-in bookshelves, and a cozy living room that flows naturally into a family room and separate dining area. The kitchen is well-appointed with knotty pine cabinetry, a stainless st

Key facts

• 0.59 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Detached 1-car garage; No carport
• Utilities: Electric service by PSEG; Cesspool sewer; Water connected
• Home design: Single-family residence
• Construction: Wood siding
• Exterior features: Front and back yard; Garden; Landscaped grounds; Level and partially wooded lot; Paved surfaces; Private vinyl pool; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Oven; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor full bathroom; Breakfast bar; Formal dining room; Double-pane windows; Dormer attic; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.20M. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.20M).
• Recommended offer: $1.18M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#600 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Quogue Union Free School District (suburban): math 70% / reading 80% proficiency, ranked #125 of 755 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Quogue Elementary School (math 87% / reading 92%, grade A+, #45 of 2,108 statewide, top 3%, 84 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Zoned-school proficiency averages 90% at this address vs 75% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Quogue Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 37 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($8k loan paydown + $48k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $335k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,177,075 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 1.83% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $2,650,788
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Old Depot	0.16mi	3/2.5	2,156 (+15%)	3mo	$1,325,000	$615	63
4 Quantuck Ln	0.62mi	4/3.0 (+1)	1,876 (0%)	8mo	$2,650,000	$1,413	55
4 Barker	0.63mi	3/2.5	2,000 (+7%)	7mo	$2,750,000	$1,375	52
7 Shinnecock Rd	0.52mi	4/3.0 (+1)	2,117 (+13%)	17mo	$5,750,000	$2,716	32

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

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 3.34×
• Total profit: $782,507
• Equity at exit: $606,765

10-year hold

• IRR: 38.7%
• Equity multiple: 6.70×
• Total profit: $1,906,187
• Equity at exit: $993,119

Cash invested: $334,600 (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 11959

• Home prices YoY: 1.1%
• Active inventory: 37
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $21,910 high
• Mortgage (P&I): −$6,267
• Tax est. 1.5%: −$1,494 /mo · $17,925/yr
• Insurance: −$498
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,601
• Net cashflow: $8,995

Break-even live

Break-even rent $10,524

Max offer price $1,195,000

Occupancy floor 54%

Sensitivity live

Price	-10% $9,821	-5% $9,408	+0% $8,995	+5% $8,582	+10% $8,169
Rent	-10% $7,264	-5% $8,130	+0% $8,995	+5% $9,861	+10% $10,726
Rate	-1.0pp $9,597	-0.5pp $9,299	base $8,995	+0.5pp $8,686	+1.0pp $8,371

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Park Cir Quogue, NY	3.0	2.0	1300	$20,000	$15.38	26d	1	0.84mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	26d	1	0.91mi
1 Watersedge Dr Quogue, NY	2.0	2.5	1835	$25,000	$13.62	20d	1	1.24mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	26d	1	1.28mi
20 Dune Ln Westhampton Beach, NY	4.0	3.0	2500	$35,000	$14.00	26d	1	1.33mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	45d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $1,195,000 Active 26 DOM
2. 2026-06-18
   days on market $1,195,000 Active 23 DOM
3. 2026-06-17
   days on market $1,195,000 Active 22 DOM
4. 2026-06-16
   days on market $1,195,000 Active 21 DOM
5. 2026-06-15
   days on market $1,195,000 Active 20 DOM
6. 2026-06-13
   days on market $1,195,000 Active 18 DOM
7. 2026-06-13
   days on market $1,195,000 Active 17 DOM
8. 2026-06-09
   days on market $1,195,000 Active 14 DOM
9. 2026-06-08
   days on market $1,195,000 Active 13 DOM
10. 2026-06-07
    days on market $1,195,000 Active 12 DOM
11. 2026-06-04
    days on market $1,195,000 Active 9 DOM
12. 2026-06-03
    days on market $1,195,000 Active 8 DOM
13. 2026-06-02
    days on market $1,195,000 Active 7 DOM
14. 2026-06-01
    days on market $1,195,000 Active 6 DOM
15. 2026-05-31
    days on market $1,195,000 Active 5 DOM
16. 2026-05-27
    listed $1,195,000 Active
17. 2026-05-26
    historical $1,195,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 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: $262,924
• − Mortgage interest: −$66,939
• − Property taxes: −$17,925
• − Insurance: −$6,642
• − Repairs & maintenance: −$21,034
• − Management: −$21,034
• − Depreciation: −$34,764
• Taxable income: $94,588
• Est. tax owed @ 24.0%: −$22,701
• After-tax cash flow: $85,242/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 · 12 photos

Average 55/100 Moderate rehab

A charming two-story colonial with moderate repairs needed, particularly in the kitchen and interior walls. Upgrades like fresh paint and updated cabinets can significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Knotty pine cabinets show wear
• Minor Kitchen flooring — Tiled floor in good condition

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace kitchen cabinets — Modernizing the kitchen with updated cabinets improves functionality and value
• Both Landscaping — Enhances curb appeal and adds value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Knotty pine cabinets show wear	Moderate	$3,000–15,000
Kitchen flooring · Tiled floor in good condition	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace kitchen cabinets — Modernizing the kitchen with updated cabinets improves functionality and value ↑
• Both Landscaping — Enhances curb appeal and adds value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Quogue Union Free School District
• NCES district ID: 3624060
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $66,746
• Composite: 66.09/100
• National rank: #960
• State rank: #125 of 755 in NY

Livability — Quogue

• Score: 67/100
• State rank: #600
• US rank: #10895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quogue, NY
• City population: 576
• Population (ZIP): 576

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 (71%)
• Race & ethnicity: White 71% Two or more races 23% Hispanic / Latino 23% Black 3%
• Common ancestry: Italian 21% Portuguese 7% Scotch-Irish 4%
• Foreign-born: 18% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▲ 4.01%
• Current HPI: 364.8746
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Coming Soon $1,195,000 OneKey® MLS as Distributed by MLS Grid