24 Canvasback Ln · East Quogue, NY 11942

$1,295,000

3 bd · 1.0 ba · 1,683 sqft · SingleFamily public records · 321 Days on market

Built 2005 0.40 ac lot $769/sqft · at area comps Est $1276k · at est. $34/mo HOA

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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 +6.8/15.0
• 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 MLS

PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

Key facts

• Beach rights
• Docking rights
• Private bay beach

Tags

• PRIVATE COMMUNITY
• BEACH RIGHTS
• DOCKING RIGHTS
• PROTECTED NATURE CONSERVANCY
• PRIVATE BAY BEACH
• BOAT SLIP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $11k ($134k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.29M).
• Recommended offer: $1.14M (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $39k 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 $363k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $105k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $1.29M implies a 548% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,139,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.25%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $1,275,901
• List price: $1,295,000
• Delta: 1.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Tarpon Rd	0.34mi	4/2.0 (+1)	1,716 (+2%)	6mo	$1,495,000	$871	66
14 Whiting Rd	0.39mi	2/1.0 (-1)	1,538 (-9%)	2mo	$775,000	$504	60
5 Canvasback Ln	0.19mi	2/2.0 (-1)	1,898 (+13%)	2mo	$1,250,000	$659	59
33 Landing Ln	0.19mi	3/2.0	1,918 (+14%)	7mo	$1,111,000	$579	58
30 Bonita Rd	0.41mi	2/2.0 (-1)	1,600 (-5%)	9mo	$1,150,000	$719	56
15 Canvasback Ln	0.08mi	3/2.0	1,890 (+12%)	20mo	$865,000	$458	55
13 Marlin Rd	0.55mi	3/2.0	1,758 (+4%)	16mo	$1,270,000	$722	50
6 Sanderling Ln	0.29mi	3/3.0	1,462 (-13%)	9mo	$1,375,000	$940	49
4 Beechnut Ct	0.64mi	3/2.0	1,800 (+7%)	10mo	$1,160,000	$644	46
17 Marlin Rd	0.56mi	3/2.0	1,850 (+10%)	18mo	$1,390,850	$752	38
3 Evergreen Ct	0.72mi	3/4.0	1,594 (-5%)	13mo	$945,000	$593	34
7 Evergreen Ct	0.73mi	3/2.0	1,486 (-12%)	12mo	$989,000	$666	32

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: 32.7%
• Equity multiple: 2.38×
• Total profit: $499,407
• Equity at exit: $193,089

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $1,348,707
• Equity at exit: $111,968

Cash invested: $362,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $25,054 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$869 /mo · $10,426/yr
• Insurance: −$540
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$34
• Vacancy / Maint / Mgmt: −$5,261
• Net cashflow: $11,133

Break-even live

Break-even rent $10,962

Max offer price $1,295,000

Occupancy floor 51%

Sensitivity live

Price	-10% $11,866	-5% $11,499	+0% $11,133	+5% $10,766	+10% $10,400
Rent	-10% $9,153	-5% $10,143	+0% $11,133	+5% $12,122	+10% $13,112
Rate	-1.0pp $11,785	-0.5pp $11,462	base $11,133	+0.5pp $10,797	+1.0pp $10,456

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	24d	1	0.46mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	45d	1	0.54mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	26d	1	0.55mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	7d	1	0.87mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	26d	1	0.92mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	45d	1	0.97mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	7d	1	1.02mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	19d	1	1.14mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	45d	1	1.24mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	1.39mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	45d	1	1.46mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: gaselectric

Listing history 10 events

1. 2026-06-02
   status $1,295,000 Pending 321 DOM
2. 2026-06-01
   days on market $1,295,000 Active 321 DOM
3. 2026-05-31
   days on market $1,295,000 Active 320 DOM
4. 2026-04-28
   price $1,295,000 1487-char remark

   Show marketing remark (1487 chars)

   PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

5. 2026-03-20
   price $1,375,000 1487-char remark

   Show marketing remark (1487 chars)

   PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

6. 2026-02-05
   status Active 1487-char remark

   Show marketing remark (1487 chars)

   PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

7. 2026-02-05
   historical 1487-char remark

   Show marketing remark (1487 chars)

   PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

8. 2025-07-15
   listed $1,399,900 Active 1487-char remark

   Show marketing remark (1487 chars)

   PRIVATE COMMUNITY WITH BEACH & DOCKING RIGHTS Nestled behind the private gates of Pine Neck Landing, a private community in east Quogue, this beautifully maintained residence offers the perfect blend of comfort, privacy, and premier living. Designed for both effortless day-to-day life and relaxed entertaining, the home features a smart, open layout with three spacious bedrooms and two bathrooms. Recent upgrades include new siding, top-of-the-line appliances, a Nest system, and all-new plumbing and electrical systems-ensuring modern convenience and long-term peace of mind. Inside, enjoy warm, inviting interiors with a cozy gas fireplace and custom California Closets in the bedrooms. The private backyard with a newly built deck, fire pit, and mesh basketball court, creating the ultimate space for summer evenings and weekend gatherings. A dedicated storage shed keeps outdoor essentials neatly stowed. What truly sets this property apart is its unique border with a protected nature conservancy, offering unspoiled views, lasting privacy, and land that will never be developed. It's a rare advantage that enhances both the tranquility and long-term value of your home. Residents of Pine Neck Landing enjoy exclusive access to a private bay beach and your very own boat slip-bringing seaside adventures. Located just minutes from iconic Hamptons beaches, fine dining, and charming local boutiques, 24 Canvasback Lane is your personal gateway to a timeless Hamptons lifestyle.

9. 2000-10-13
   soldstatus $200,000
10. 1990-02-23
    soldstatus $173,000

ⓘ 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: $10,426 · $869/mo
• Projected year-2 tax: $16,156 · $1,346/mo
• Expected delta: +$5,730/yr (+$477/mo · 55.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $300,651
• − Mortgage interest: −$72,540
• − Property taxes: −$10,426
• − Insurance: −$11,594
• − Repairs & maintenance: −$24,052
• − Management: −$24,052
• − HOA: −$408
• − Depreciation: −$37,673
• Taxable income: $119,907
• Est. tax owed @ 24.0%: −$28,778
• After-tax cash flow: $104,816/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

+648.6% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $1,375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Listed $1,399,900 OneKey® MLS as Distributed by MLS Grid
• 2000-10-13 Sold (Public Records) $200,000 Public Records
• 1990-02-23 Sold (Public Records) $173,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $10,426 · +0.0% YoY. Source: county tax records.