5 Skyes Neck Ct · East Quogue, NY 11942

$1,675,000

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 44 Days on market

Built 1994 1.15 ac lot $936/sqft · 36% above area Est $1229k · 36% over

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Why this score? — see what drove the C 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring Your toothbrush, Move in ready, Secluded Flag lot, 3 bedroom, 2 bath, featuring a soaring ceiling , Wood burning Fireplace, primary suite with Balcony, New paint inside and out, new roof, new well, heated pool, spa/hot tub new windows and new sliding glass doors, refinished floors,, Over an acre of landscaped property, Furnishable basement .Pre approval and proof of funds needed, Conveniently located SOH, Additional information: Appearance:Diamond,Interior Features:Lr/Dr,Marble Bath

Key facts

• Brand new kitchen
• Renovated bathrooms
• New pool

Tags

• NEW POOL
• PRIVATE ACRE
• UPDATED INTERIOR
• BRAND NEW KITCHEN
• RENOVATED BATHROOMS
• VERSATILE BONUS ROOM

Property features AI

Finance

• Other: Private in-ground pool with pool cover; Pool equipment and cover included; Basement: full, partially finished; Attic: crawl; 9 total rooms; Living area reported from public records

Exterior

• Parking: Private driveway
• Utilities: Electric service by PSEG; Cesspool sewer; Cable available and connected; Phone available and connected; Electricity available and connected; Trash collection (private); Water connected
• Home design: Single-family residence; Two levels; Updated / remodeled condition; Actual condition reported
• Construction: Frame construction; Brick/mortar foundation; Built/updated (year not specified)
• Exterior features: Balcony; Gas grill; Mailbox; Partial fencing; Sprinklers in front and rear; Near golf course, public transit and shops; Partially wooded lot; Cul-de-sac location

Interior

• Kitchen: Cooktop; Dishwasher; Eat-in kitchen
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating with duct distribution; Central air; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Eat-in kitchen; Deck and porch
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.68M.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.68M).
• Recommended offer: $1.62M (3.0% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $12k of loan paydown is wiped out by about $50k 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 $469k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.62M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $1.15M; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,624,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 1.15% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,228,598
• List price: $1,675,000
• Delta: 36.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Beechnut Ct	0.35mi	3/2.0	1,800 (+1%)	10mo	$1,160,000	$644	74
44 Head Of Lots Rd	0.22mi	3/2.0	1,811 (+1%)	21mo	$1,479,000	$817	70
5 Canvasback Ln	0.39mi	2/2.0 (-1)	1,898 (+6%)	2mo	$1,250,000	$659	65
76 Eisenhower Dr	0.07mi	3/3.0	2,000 (+12%)	14mo	$1,600,000	$800	62
16 Squires Ave	0.64mi	4/2.5 (+1)	1,840 (+3%)	5mo	$1,060,000	$576	55
3 Evergreen Ct	0.18mi	3/4.0	1,594 (-11%)	13mo	$945,000	$593	54
4 Pine Tree Ct	0.69mi	3/3.5	1,700 (-5%)	0mo	$1,485,000	$874	53
15 Canvasback Ln	0.48mi	3/2.0	1,890 (+6%)	20mo	$865,000	$458	51
33 Landing Ln	0.70mi	3/2.0	1,918 (+7%)	7mo	$1,111,000	$579	50
20 Sandpiper Ln	0.50mi	3/2.0	1,682 (-6%)	23mo	$1,100,000	$654	48

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $42,096
• Equity at exit: $249,748

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $438,852
• Equity at exit: $144,823

Cash invested: $469,000 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $19,179 high
• Mortgage (P&I): −$8,784
• Tax from tax record: −$738 /mo · $8,862/yr
• Insurance: −$698
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,028
• Net cashflow: $4,931

Break-even live

Break-even rent $12,937

Max offer price $1,675,000

Occupancy floor 69%

Sensitivity live

Price	-10% $5,879	-5% $5,405	+0% $4,931	+5% $4,457	+10% $3,983
Rent	-10% $3,416	-5% $4,173	+0% $4,931	+5% $5,689	+10% $6,446
Rate	-1.0pp $5,775	-0.5pp $5,357	base $4,931	+0.5pp $4,497	+1.0pp $4,055

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: $418,750
• Closing costs: $50,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	25d	1	0.03mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	6d	1	0.35mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	18d	1	0.35mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	16d	1	0.51mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	45d	1	0.57mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	23d	1	0.67mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	45d	1	0.73mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	0.78mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	23d	1	0.88mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	45d	1	0.95mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	18d	1	1.00mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	23d	1	1.12mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	45d	1	1.15mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	6d	1	1.19mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	45d	1	1.19mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	1.30mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	20d	1	1.30mi
85 Lewis Rd East Quogue, NY	3.0	2.0	1593	$4,450	$2.79	45d	1	1.31mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	20d	1	1.37mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $1,675,000 Pending 44 DOM
2. 2026-06-09
   days on market $1,675,000 Active 43 DOM
3. 2026-06-08
   days on market $1,675,000 Active 42 DOM
4. 2026-06-07
   days on market $1,675,000 Active 41 DOM
5. 2026-06-04
   days on market $1,675,000 Active 38 DOM
6. 2026-06-03
   days on market $1,675,000 Active 37 DOM
7. 2026-06-02
   days on market $1,675,000 Active 36 DOM
8. 2026-06-01
   days on market $1,675,000 Active 35 DOM
9. 2026-05-31
   days on market $1,675,000 Active 34 DOM
10. 2026-04-07
    listed $1,675,000 Active 1237-char remark
11. 2023-03-28
    soldstatus $1,150,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Bring Your toothbrush, Move in ready, Secluded Flag lot, 3 bedroom, 2 bath, featuring a soaring ceiling , Wood burning Fireplace, primary suite with Balcony, New paint inside and out, new roof, new well, heated pool, spa/hot tub new windows and new sliding glass doors, refinished floors,, Over an acre of landscaped property, Furnishable basement .Pre approval and proof of funds needed, Conveniently located SOH, Additional information: Appearance:Diamond,Interior Features:Lr/Dr,Marble Bath

12. 2023-03-27
    soldstatus $1,150,000
13. 2023-01-11
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Bring Your toothbrush, Move in ready, Secluded Flag lot, 3 bedroom, 2 bath, featuring a soaring ceiling , Wood burning Fireplace, primary suite with Balcony, New paint inside and out, new roof, new well, heated pool, spa/hot tub new windows and new sliding glass doors, refinished floors,, Over an acre of landscaped property, Furnishable basement .Pre approval and proof of funds needed, Conveniently located SOH, Additional information: Appearance:Diamond,Interior Features:Lr/Dr,Marble Bath

14. 2023-01-03
    status Active 494-char remark

    Show marketing remark (494 chars)

    Bring Your toothbrush, Move in ready, Secluded Flag lot, 3 bedroom, 2 bath, featuring a soaring ceiling , Wood burning Fireplace, primary suite with Balcony, New paint inside and out, new roof, new well, heated pool, spa/hot tub new windows and new sliding glass doors, refinished floors,, Over an acre of landscaped property, Furnishable basement .Pre approval and proof of funds needed, Conveniently located SOH, Additional information: Appearance:Diamond,Interior Features:Lr/Dr,Marble Bath

15. 2022-10-25
    listed $1,199,000 Active 494-char remark

    Show marketing remark (494 chars)

    Bring Your toothbrush, Move in ready, Secluded Flag lot, 3 bedroom, 2 bath, featuring a soaring ceiling , Wood burning Fireplace, primary suite with Balcony, New paint inside and out, new roof, new well, heated pool, spa/hot tub new windows and new sliding glass doors, refinished floors,, Over an acre of landscaped property, Furnishable basement .Pre approval and proof of funds needed, Conveniently located SOH, Additional information: Appearance:Diamond,Interior Features:Lr/Dr,Marble Bath

16. 2020-08-06
    soldstatus $674,000
17. 2020-07-10
    soldstatus $674,000 Closed

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

18. 2020-05-29
    status Pending

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

19. 2020-01-27
    price $679,000

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

20. 2019-12-12
    status Back On Market

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

21. 2019-10-14
    status Under Contract

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

22. 2019-07-26
    listed $699,000 New

    Show marketing remark (351 chars)

    Beautiful 2 story home located on over an acre flag lot. Very private 3 Bedroom, master with private bath, 2 baths, soaring ceilings, big family room with wood burning fireplace, Full basement, wood floors, Marble baths, pool surrounding by decking, outdoor sprinklers,, Additional information: Appearance:Excellent,Business Located At:,Rental Income:

23. 1998-12-08
    soldstatus $250,000
24. 1997-02-06
    soldstatus $220,000

ⓘ 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: $8,862 · $738/mo
• Projected year-2 tax: $18,585 · $1,549/mo
• Expected delta: +$9,723/yr (+$810/mo · 109.7%)

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

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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $230,146
• − Mortgage interest: −$93,826
• − Property taxes: −$8,862
• − Insurance: −$8,375
• − Repairs & maintenance: −$18,412
• − Management: −$18,412
• − Depreciation: −$48,727
• Taxable income: $33,533
• Est. tax owed @ 24.0%: −$8,048
• After-tax cash flow: $51,125/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

+661.4% since first listed

16 events — show timeline

• 2026-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $1,675,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-28 Sold (MLS) $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-27 Sold (Public Records) $1,150,000 Public Records
• 2023-01-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-10-25 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-06 Sold (Public Records) $674,000 Public Records
• 2020-07-10 Sold (MLS) $674,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-27 Price Changed $679,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-10-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-07-26 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 1998-12-08 Sold (Public Records) $250,000 Public Records
• 1997-02-06 Sold (Public Records) $220,000 Public Records

Property tax history

+2.7%/yr

Latest (2022): $8,862 · +0.0% YoY. Source: county tax records.