27 Sunset Ave · East Quogue, NY 11942

$1,045,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 26 Days on market

Built 1971 0.90 ac lot Est $832k · 26% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the one you’ve been waiting for. Located on one of East Quogue’s most sought-after streets, 27 Sunset Avenue lives up to its name—offering beautiful sunsets and a glimpse of Phillips Creek right from the front windows. This home lives larger than it appears. Hardwood floors create a seamless sense of continuity, while the living room flows effortlessly into the open dining area and updated kitchen. The generously sized front bedroom overlooks the spacious front yard with a view extending toward the creek. A second bedroom of similar size enjoys a peaceful view of the private backyard. The updated bathroom, finished with classic cottage charm, completes the main

Key facts

• Open dining area
• Natural light
• Updated kitchen

Tags

• GLIMPSE OF PHILLIPS CREEK
• HARDWOOD FLOORS
• OPEN DINING AREA
• UPDATED KITCHEN
• UPDATED BATHROOM
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: PSEG electric; Cesspool sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Mailbox; Rain gutters; Patio; Near shops

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One-level home with bedroom(s) on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Oil heating
• Interior features: First-floor bedroom; First-floor full bath; Open floor plan; Quartz/Quartzite counters; Storm windows; Patio
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.04M.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.04M).
• Recommended offer: $1.03M (1.5% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $7k of loan paydown is wiped out by about $31k 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 $293k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.

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 $1,029,325 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $832,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Hallock Ave	0.24mi	3/1.0 (+1)	945 (-10%)	4mo	$750,000	$794	64
9 Mitchell Pl	0.47mi	3/1.0 (+1)	1,000 (-5%)	13mo	$705,000	$705	54
32 Hallock Ave	0.09mi	3/3.0 (+1)	1,125 (+7%)	24mo	$1,250,000	$1,111	51

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $88,132
• Equity at exit: $155,813

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $407,818
• Equity at exit: $90,353

Cash invested: $292,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $13,504 medium
• Mortgage (P&I): −$5,480
• Tax from tax record: −$708 /mo · $8,491/yr
• Insurance: −$435
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,836
• Net cashflow: $4,045

Break-even live

Break-even rent $8,384

Max offer price $1,045,000

Occupancy floor 65%

Sensitivity live

Price	-10% $4,637	-5% $4,341	+0% $4,045	+5% $3,749	+10% $3,453
Rent	-10% $2,978	-5% $3,512	+0% $4,045	+5% $4,578	+10% $5,112
Rate	-1.0pp $4,571	-0.5pp $4,311	base $4,045	+0.5pp $3,774	+1.0pp $3,499

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: $261,250
• Closing costs: $31,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	6d	1	0.13mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	0.23mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	0.76mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	1.26mi

Listing history 16 events

1. 2026-06-21
   days on market $1,045,000 Active 26 DOM
2. 2026-06-18
   days on market $1,045,000 Active 23 DOM
3. 2026-06-17
   days on market $1,045,000 Active 22 DOM
4. 2026-06-16
   days on market $1,045,000 Active 21 DOM
5. 2026-06-15
   days on market $1,045,000 Active 20 DOM
6. 2026-06-13
   days on market $1,045,000 Active 18 DOM
7. 2026-06-13
   days on market $1,045,000 Active 17 DOM
8. 2026-06-09
   days on market $1,045,000 Active 14 DOM
9. 2026-06-08
   days on market $1,045,000 Active 13 DOM
10. 2026-06-07
    days on market $1,045,000 Active 12 DOM
11. 2026-06-04
    days on market $1,045,000 Active 9 DOM
12. 2026-06-03
    days on market $1,045,000 Active 8 DOM
13. 2026-06-02
    days on market $1,045,000 Active 7 DOM
14. 2026-06-01
    days on market $1,045,000 Active 6 DOM
15. 2026-05-31
    days on market $1,045,000 Active 5 DOM
16. 2026-05-26
    listed $1,045,000 Active

ⓘ 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: $8,491 · $708/mo
• Projected year-2 tax: $13,076 · $1,090/mo
• Expected delta: +$4,585/yr (+$382/mo · 54.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 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: $162,048
• − Mortgage interest: −$58,536
• − Property taxes: −$8,491
• − Insurance: −$5,225
• − Repairs & maintenance: −$12,964
• − Management: −$12,964
• − Depreciation: −$30,400
• Taxable income: $33,468
• Est. tax owed @ 24.0%: −$8,032
• After-tax cash flow: $40,508/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

1 event — show timeline

• 2026-05-26 Listed $1,045,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2022): $8,491 · +0.0% YoY. Source: county tax records.