9 Walker Ct · East Quogue, NY 11942

$2,499,000

6 bd · 2.0 ba · 3,703 sqft · SingleFamily public records · 17 Days on market

Built 1975 0.60 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Perfectly located south of the highway in East Quogue and just a block from Main Street's vibrant village shops, this custom-built 2023 luxury home offers an unmatched lifestyle for water enthusiasts and boaters alike. From your own backyard, a scenic private path provides access to Dave's Creek for launching paddleboards and kayaks. Nearby, the town boat ramp and municipal slips on Bay Avenue provide effortless water access and convenient local storage for your boat. The quaint Main Street of East Quogue is just 0.4 miles away and boasts the Hampton Jitney stop, Village Prime Meats, Goldbrew coffee shop, Roses and Rice flower and gift shop, multiple hair and nail salons, Orlando's classic

Key facts

• Private path
• Municipal slips
• Town boat ramp

Tags

• PRIVATE PATH
• ACCESS TO DAVE'S CREEK
• TOWN BOAT RAMP
• MUNICIPAL SLIPS
• OUTDOOR OASIS
• LOW-MAINTENANCE DECKING

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $2.50M).
• Recommended offer: $2.46M (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; 7 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

• Local home prices are declining (-3.0%/yr); year-one equity from $17k of loan paydown is wiped out by about $75k 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 $700k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2.46M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.
• Current owner paid $775k; list at $2.50M implies a 222% 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 $2,461,515 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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 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?
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: 1.25% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $183,455
• Equity at exit: $372,609

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $915,485
• Equity at exit: $216,068

Cash invested: $699,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $31,172 high
• Mortgage (P&I): −$13,105
• Tax from tax record: −$804 /mo · $9,644/yr
• Insurance: −$1,041
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,546
• Net cashflow: $9,249

Break-even live

Break-even rent $19,464

Max offer price $2,499,000

Occupancy floor 65%

Sensitivity live

Price	-10% $10,664	-5% $9,957	+0% $9,249	+5% $8,542	+10% $7,835
Rent	-10% $6,787	-5% $8,018	+0% $9,249	+5% $10,481	+10% $11,712
Rate	-1.0pp $10,508	-0.5pp $9,885	base $9,249	+0.5pp $8,602	+1.0pp $7,943

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: $624,750
• Closing costs: $74,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	8d	1	0.24mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	26d	1	0.33mi
4 Landing Ln East Quogue, NY	6.0	4.5	3000	$50,000	$16.67	23d	1	1.09mi
3 Rosebud Ln East Quogue, NY	6.0	7.5	4500	$55,000	$12.22	45d	1	1.19mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	26d	1	1.20mi
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	45d	1	1.21mi
15 Fox Hollow Dr East Quogue, NY	6.0	5.0	3375	$27,500	$8.15	9d	1	1.42mi

Listing history 11 events

1. 2026-06-21
   days on market $2,499,000 Active 17 DOM
2. 2026-06-18
   days on market $2,499,000 Active 14 DOM
3. 2026-06-17
   days on market $2,499,000 Active 13 DOM
4. 2026-06-16
   days on market $2,499,000 Active 12 DOM
5. 2026-06-15
   days on market $2,499,000 Active 11 DOM
6. 2026-06-13
   days on market $2,499,000 Active 9 DOM
7. 2026-06-13
   days on market $2,499,000 Active 8 DOM
8. 2026-06-09
   days on market $2,499,000 Active 5 DOM
9. 2026-06-08
   days on market $2,499,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $2,499,000 Active 3 DOM

ⓘ 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: $9,644 · $804/mo
• Projected year-2 tax: $25,939 · $2,162/mo
• Expected delta: +$16,294/yr (+$1,358/mo · 169.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $374,063
• − Mortgage interest: −$139,983
• − Property taxes: −$9,644
• − Insurance: −$17,614
• − Repairs & maintenance: −$29,925
• − Management: −$29,925
• − Depreciation: −$72,698
• Taxable income: $74,274
• Est. tax owed @ 24.0%: −$17,826
• After-tax cash flow: $93,166/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

+212.8% since first listed

18 events — show timeline

• 2026-06-04 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Price Changed $2,599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Rental Removed $10,000 ONEKEY
• 2024-09-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $2,500,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-31 Price Changed $2,700,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-21 Price Changed $10,000 ONEKEY
• 2023-09-28 Listed $2,800,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-26 Listed for Rent $8,000 ONEKEY
• 2021-10-06 Sold (Public Records) $775,000 Public Records
• 2021-05-04 Sold (MLS) $775,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-19 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-06 Listed $799,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2022): $9,644 · +0.0% YoY. Source: county tax records.