50 Squires Ave · East Quogue, NY 11942

$849,000

3 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 41 Days on market

Built 1990 4,792 sqft lot $839/sqft · 7% above area Est $937k · 9% 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 +11.7/15.0
• 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

Freshly renovated and thoughtfully reimagined, this charming retreat offers effortless living moments from town and pristine beaches. Spanning approximately 1,200 square feet, the home blends modern comfort with timeless coastal appeal, featuring 3 bedrooms and 2 full bathrooms in a bright, open-concept layout designed for easy entertaining and relaxed everyday living. Sun-filled interiors flow seamlessly between the living room, dining area, and updated kitchen, creating an inviting central gathering space with a clean, contemporary feel. The private primary suite is thoughtfully positioned and features an ensuite bathroom along with sliding glass doors that open directly to the rear yard,

Key facts

• Newly added pool
• Updated kitchen
• Ensuite bathroom

Tags

• NEWLY ADDED POOL
• PRIVATE PRIMARY SUITE
• ENSUITE BATHROOM
• INDOOR OUTDOOR LIVING
• BRIGHT OPEN CONCEPT LAYOUT
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Septic tank; Utilities: see remarks
• Home design: Single family residence; Living area based on plans
• Construction: Cedar construction
• Exterior features: Cedar construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heating: see remarks
• Interior features: First-floor bedroom; First-floor full bath; Formal dining room; Open kitchen; Primary bathroom; Primary suite on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $849k.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $849k).
• Recommended offer: $824k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• 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; 8 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 $6k of loan paydown is wiped out by about $25k 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 $238k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $365k; list at $849k implies a 133% gain — meaningful room to come down on a strong offer.

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 $823,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.79% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.10%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (median comp): $936,725
• List price: $849,000
• Delta: -9.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Shinnecock Ave	0.39mi	3/2.0	1,086 (+7%)	2mo	$772,500	$711	68
15 Indian Run Rd	0.56mi	3/2.0	1,112 (+10%)	6mo	$1,350,000	$1,214	53
4 E End Ave	0.66mi	3/1.0	976 (-4%)	11mo	$660,000	$676	50
16 Middle Rd	0.62mi	3/2.0	1,130 (+12%)	11mo	$862,000	$763	42
123 W Tiana Rd	0.68mi	3/1.5	1,100 (+9%)	20mo	$765,000	$695	35
12 Tarpon Rd	0.75mi	2/1.0 (-1)	1,120 (+11%)	10mo	$765,000	$683	30
7 Bonita Rd	0.73mi	2/2.0 (-1)	1,100 (+9%)	21mo	$785,000	$714	29
77 Bellows Ter	0.67mi	3/1.5	1,148 (+13%)	21mo	$680,000	$592	27

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $255,075
• Equity at exit: $126,589

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $728,352
• Equity at exit: $73,406

Cash invested: $237,720 (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: 4.6×

Monthly cashflow live

• Estimated rent: $15,226 high
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,197
• Net cashflow: $6,161

Break-even live

Break-even rent $7,427

Max offer price $849,000

Occupancy floor 55%

Sensitivity live

Price	-10% $6,748	-5% $6,455	+0% $6,161	+5% $5,868	+10% $5,575
Rent	-10% $4,958	-5% $5,560	+0% $6,161	+5% $6,763	+10% $7,364
Rate	-1.0pp $6,589	-0.5pp $6,377	base $6,161	+0.5pp $5,941	+1.0pp $5,718

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	45d	1	0.49mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	12d	1	0.64mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	45d	1	0.66mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	19d	1	0.71mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	45d	1	0.93mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	26d	1	1.07mi
73 W Tiana Rd Unit 11 Hampton Bays, NY	2.0	1.0	1000	$11,000	$11.00	45d	1	1.15mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	6d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $849,000 Active 41 DOM
2. 2026-06-18
   days on market $849,000 Active 38 DOM
3. 2026-06-17
   price $849,000 Active 37 DOM
4. 2026-06-17
   days on market $879,000 Active 37 DOM
5. 2026-06-16
   days on market $879,000 Active 36 DOM
6. 2026-06-15
   days on market $879,000 Active 35 DOM
7. 2026-06-13
   days on market $879,000 Active 33 DOM
8. 2026-06-13
   days on market $879,000 Active 32 DOM
9. 2026-06-09
   days on market $879,000 Active 29 DOM
10. 2026-06-08
    days on market $879,000 Active 28 DOM
11. 2026-06-07
    days on market $879,000 Active 27 DOM
12. 2026-06-04
    days on market $879,000 Active 24 DOM
13. 2026-06-03
    days on market $879,000 Active 23 DOM
14. 2026-06-02
    days on market $879,000 Active 22 DOM
15. 2026-06-01
    days on market $879,000 Active 21 DOM
16. 2026-05-31
    days on market $879,000 Active 20 DOM
17. 2026-05-11
    listed $879,000 Active 1187-char remark
18. 2025-11-12
    soldstatus $365,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $182,713
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$14,617
• − Management: −$14,617
• − Depreciation: −$24,698
• Taxable income: $64,244
• Est. tax owed @ 24.0%: −$15,418
• After-tax cash flow: $58,518/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

+132.6% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $879,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Sold (Public Records) $365,000 Public Records

Property tax history

-3.7%/yr

Latest (2022): $673 · +0.0% YoY. Source: county tax records.