533, 531, 529 Montauk Hwy · Quiogue, NY 11978

$2,999,999

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 16 Days on market

Built 1998 0.86 ac lot $1488/sqft · 105% above area

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Welcome to this spacious traditional home in the desirable Quiogue Hamlet of Westhampton Beach. Set on just under half an acre, this property offers the perfect blend of comfort , functionality, and classic appeal on a quiet flag lot. Inside you will find three generously sized bedrooms and two and a half baths, With a kitchen and dining space great for entertaining leads to a cozy den that provides the perfect spot to relax and a seperate living room great for a reading nook. Laundry /mud room conveniently off the kitchen and side entrance. Adjacent properties, MLS#992577 and MLS#992470 , are also listed for sale, presenting a potential opportunity for expansion or investment.

Key facts

• 0.86 acre lot
• Garage
• Built 1998

Property features AI

Exterior

• Parking: Driveway parking; Total parking for 8 vehicles; 1-car garage
• Utilities: Electric service by PSEG; Cesspool sewage; Cable connected; Electricity connected; Private trash collection; Water connected
• Home design: Single-family residence; Living area based on public records
• Construction: Frame exterior
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bedrooms: At least one bedroom on the first floor
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Primary bathroom; Washer/dryer hookup; Basement access via Bilco doors; Basement storage space; Attic with stairs; Total of 17 rooms
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.57M (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.91M (36.3% below list).
• Recommended offer: $1.91M (36.3% below list) — sets the bar for 1% rule.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $19,107/mo this rent would consume 183% 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 $321k of equity ($21k loan paydown + $300k 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.
• By year 2, paydown + projected appreciation supports a ~$516k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($2.95M) 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.

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 $1,910,686 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

• ARV (median comp): $1,461,181
• List price: $2,999,999
• Delta: -4.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Woodbridge Ln	0.12mi	3/2.0	1,926 (-4%)	12mo	$850,000	$441	78
121 Aspatuck Rd	0.54mi	3/2.0	1,939 (-4%)	15mo	$1,375,000	$709	56
477 Montauk Hwy	0.18mi	3/4.5	2,300 (+14%)	4mo	$1,200,000	$522	54
7 Quantuck Bay Rd	0.44mi	3/2.0	1,770 (-12%)	8mo	$1,500,000	$847	53
10 Hampton St	0.32mi	3/4.0	2,250 (+12%)	8mo	$1,700,000	$756	51
2 Bridle Path	0.58mi	3/3.0	2,300 (+14%)	8mo	$1,375,000	$598	39
5 Quantuck Bay Ln	0.50mi	3/2.0	1,746 (-13%)	21mo	$845,000	$484	37

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $1,476,824
• Equity at exit: $2,702,637

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $4,467,856
• Equity at exit: $5,828,338

Cash invested: $840,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $19,107 medium
• Mortgage (P&I): −$15,732
• Tax from tax record: −$552 /mo · $6,620/yr
• Insurance: −$1,250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,012
• Net cashflow: $-2,440

Break-even live

Break-even rent $22,195

Max offer price $2,569,038

Occupancy floor —

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: $750,000
• Closing costs: $90,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	43d	1	0.16mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.58mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	0.66mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	43d	1	0.69mi
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	22d	1	0.71mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	5d	1	0.73mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	43d	1	0.75mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	3d	1	0.84mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	24d	1	0.85mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	0.91mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	43d	1	0.99mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	1.14mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	1.19mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	1.21mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	1.23mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	43d	1	1.24mi
1 Watersedge Dr Quogue, NY	2.0	2.5	1835	$25,000	$13.62	19d	1	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $2,999,999 Active 16 DOM
2. 2026-06-17
   days on market $2,999,999 Active 15 DOM
3. 2026-06-16
   days on market $2,999,999 Active 14 DOM
4. 2026-06-15
   days on market $2,999,999 Active 13 DOM
5. 2026-06-13
   days on market $2,999,999 Active 11 DOM
6. 2026-06-09
   days on market $2,999,999 Active 7 DOM
7. 2026-06-08
   days on market $2,999,999 Active 6 DOM
8. 2026-06-07
   days on market $2,999,999 Active 5 DOM
9. 2026-06-04
   days on market $2,999,999 Active 2 DOM
10. 2026-06-02
    pricedays on marketlisting id $2,999,999 Active 1 DOM
11. 2026-06-01
    days on market $1,399,000 Active 33 DOM
12. 2026-05-31
    days on market $1,399,000 Active 32 DOM
13. 2026-04-28
    listed $1,399,000 Active 687-char remark

    Show marketing remark (687 chars)

    Welcome to this spacious traditional home in the desirable Quiogue Hamlet of Westhampton Beach. Set on just under half an acre, this property offers the perfect blend of comfort , functionality, and classic appeal on a quiet flag lot. Inside you will find three generously sized bedrooms and two and a half baths, With a kitchen and dining space great for entertaining leads to a cozy den that provides the perfect spot to relax and a seperate living room great for a reading nook. Laundry /mud room conveniently off the kitchen and side entrance. Adjacent properties, MLS#992577 and MLS#992470 , are also listed for sale, presenting a potential opportunity for expansion or investment.

ⓘ 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: $6,620 · $552/mo
• Projected year-2 tax: $28,660 · $2,388/mo
• Expected delta: +$22,040/yr (+$1,837/mo · 332.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $229,282
• − Mortgage interest: −$168,047
• − Property taxes: −$6,620
• − Insurance: −$15,000
• − Repairs & maintenance: −$18,343
• − Management: −$18,343
• − Depreciation: −$87,273
• Taxable loss: −$84,342
• Est. tax savings @ 24.0%: +$20,242
• After-tax cash flow: $-9,033/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

+114.4% since first listed

2 events — show timeline

• 2026-06-01 Listed $2,999,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $1,399,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2024): $6,620 · +0.0% YoY. Source: county tax records.