30 Post Flds · Quogue, NY 11959

$3,295,000

5 bd · 6.0 ba · 4,809 sqft · SingleFamily · 61 Days on market

Built 2004 Good condition 0.81 ac lot $685/sqft · 17% below area Est $3946k · 17% 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 +20.6/30.0
• ARV discount +14.9/15.0
• Appreciation +7.0/10.0
• DSCR +6.6/10.0
• Schools +6.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

QUOGUE POSTMODERN ON QUIET STREET Set on a quiet cul-de-sac in Quogue, this spacious 5-bedroom, 6-bath home offers an airy layout perfect for relaxed living and effortless entertaining. The main level features a welcoming foyer, formal dining room, open kitchen, and an oversized living room with fireplace, along with a first-floor primary suite complete with a marble bath and soaking tub. Upstairs, a second primary suite boasts soaring ceilings, a fireplace, and a spa-like bath, joined by a guest suite and two additional bedrooms with a shared bath. The finished lower level provides additional 2000SF with a full bath, generous entertainment space, utility and storage areas, and walk-out egress. Additional amenities include 2 laundry rooms, an attached 2-car garage, and framing in place for a future elevator. Outside enjoy a new heated gunite pool, slate patio, a wide back lawn, and access to a neighborhood pond stocked with fish. Just minutes from village shops, transportation, and pristine beaches, this is Hamptons living at its best. *Offered co-exclusively.

Key facts

• Formal dining room
• Cul-de-sac
• Granite countertops

Tags

• CUL-DE-SAC
• PRIMARY SUITES
• OVERSIZED LIVING ROOM
• FORMAL DINING ROOM
• OPEN KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath single-family listed at $3.29M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($34k rent vs $3.29M).
• Recommended offer: $3.10M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#600 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Quogue Union Free School District (suburban): math 70% / reading 80% proficiency, ranked #125 of 755 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• In year one you build about $155k of equity ($23k loan paydown + $132k appreciation (4.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $923k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$250k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($3.10M) 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 $3,097,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $3,946,353
• List price: $3,295,000
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Old Depot Rd	0.73mi	4/4.5 (-1)	4,700 (-2%)	0mo	$2,300,000	$489	51
12 Pheasant Run	0.57mi	6/4.0 (+1)	4,500 (-6%)	21mo	$2,850,000	$633	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.93×
• Total profit: $859,003
• Equity at exit: $1,673,048

10-year hold

• IRR: 16.4%
• Equity multiple: 3.66×
• Total profit: $2,451,623
• Equity at exit: $2,738,349

Cash invested: $922,600 (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 11959

• Home prices YoY: 1.1%
• Active inventory: 37
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $34,420 high
• Mortgage (P&I): −$17,279
• Tax est. 1.5%: −$4,119 /mo · $49,425/yr
• Insurance: −$1,373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,228
• Net cashflow: $4,421

Break-even live

Break-even rent $28,824

Max offer price $3,295,000

Occupancy floor 82%

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: $823,750
• Closing costs: $98,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Old Meeting House Rd Quogue, NY	5.0	5.5	4500	$30,000	$6.67	24d	1	0.34mi
50 Old Main Rd Quogue, NY	4.0	4.5	3702	$30,000	$8.10	24d	1	0.57mi
3 Rosebud Ln East Quogue, NY	6.0	7.5	4500	$55,000	$12.22	43d	1	1.03mi
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	43d	1	1.18mi
15 Fox Hollow Dr East Quogue, NY	6.0	5.0	3375	$27,500	$8.15	7d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $3,295,000 Active 61 DOM
2. 2026-06-17
   days on market $3,295,000 Active 60 DOM
3. 2026-06-16
   days on market $3,295,000 Active 59 DOM
4. 2026-06-15
   days on market $3,295,000 Active 58 DOM
5. 2026-06-13
   days on market $3,295,000 Active 56 DOM
6. 2026-06-13
   days on market $3,295,000 Active 55 DOM
7. 2026-06-09
   days on market $3,295,000 Active 52 DOM
8. 2026-06-08
   days on market $3,295,000 Active 51 DOM
9. 2026-06-07
   days on market $3,295,000 Active 50 DOM
10. 2026-06-04
    days on market $3,295,000 Active 47 DOM
11. 2026-06-03
    days on market $3,295,000 Active 46 DOM
12. 2026-06-02
    days on market $3,295,000 Active 45 DOM
13. 2026-06-01
    days on market $3,295,000 Active 44 DOM
14. 2026-05-31
    days on market $3,295,000 Active 43 DOM
15. 2026-04-17
    listed $3,295,000 Active 1077-char remark

    Show marketing remark (1090 chars)

    This spacious Quogue Post Modern located on a quiet cul-de-sac offers over 4800sqft., 5 bedrooms and 6 bathrooms, including 1st and 2nd floor primary suites. The upper level also offers a queen bedroom with bathroom, a full bathroom and two additional bedrooms. The oversized living room with fireplace and flat-screen television is ideal for gatherings. Entertain in the formal dining room. The stately open kitchen offers granite countertops, large island, modern appliances, and a sliding door leading to the rear yard. The rear yard features a heated 16x32 swimming pool, patio and pergola. The 4-zone heating and central air conditioning system keeps you comfortable all year round. Additional features include framework in place for an elevator, an attached 2-car garage, 17-zone sprinkler system, 2 washers and dryers, a finished lower level with egress. The well maintained stand-by generator provides peace of mind in the event of an outage. Live your best life in sought-after Quogue with world renowned beaches, an excellent school district and low taxes. Offered co-exclusively.

16. 2026-04-17
    listed $3,295,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    This spacious Quogue Post Modern located on a quiet cul-de-sac offers over 4800sqft., 5 bedrooms and 6 bathrooms, including 1st and 2nd floor primary suites. The upper level also offers a queen bedroom with bathroom, a full bathroom and two additional bedrooms. The oversized living room with fireplace and flat-screen television is ideal for gatherings. Entertain in the formal dining room. The stately open kitchen offers granite countertops, large island, modern appliances, and a sliding door leading to the rear yard. The rear yard features a heated 16x32 swimming pool, patio and pergola. The 4-zone heating and central air conditioning system keeps you comfortable all year round. Additional features include framework in place for an elevator, an attached 2-car garage, 17-zone sprinkler system, 2 washers and dryers, a finished lower level with egress. The well maintained stand-by generator provides peace of mind in the event of an outage. Live your best life in sought-after Quogue with world renowned beaches, an excellent school district and low taxes. Offered co-exclusively.

ⓘ 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 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: $413,041
• − Mortgage interest: −$184,571
• − Property taxes: −$49,425
• − Insurance: −$16,475
• − Repairs & maintenance: −$33,043
• − Management: −$33,043
• − Depreciation: −$95,855
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $52,900/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This spacious Quogue Post Modern home is in good condition with minimal repairs needed. It offers a well-maintained exterior, spacious interiors, and modern amenities. Upgrades to landscaping, interior paint, and kitchen appliances can further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Painting interior walls — Fresh paint can improve the home's appearance and value
• Resale Updating kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrading bathrooms — Spacious and well-lit bathrooms can increase the home's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and value ↑
• Resale Updating kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading bathrooms — Spacious and well-lit bathrooms can increase the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Quogue Union Free School District
• NCES district ID: 3624060
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $66,746
• Composite: 66.09/100
• National rank: #960
• State rank: #125 of 755 in NY

Livability — Quogue

• Score: 67/100
• State rank: #600
• US rank: #10895

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quogue, NY
• City population: 576
• Population (ZIP): 576

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 (71%)
• Race & ethnicity: White 71% Two or more races 23% Hispanic / Latino 23% Black 3%
• Common ancestry: Italian 21% Portuguese 7% Scotch-Irish 4%
• Foreign-born: 18% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▲ 4.01%
• Current HPI: 364.8746
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $3,295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $3,295,000 OneKey® MLS as Distributed by MLS Grid