6 Dogwood St · East Quogue, NY 11942

$1,595,000

3 bd · 2.5 ba · 2,779 sqft · SingleFamily public records · 110 Days on market

Built 2008 0.48 ac lot $574/sqft · at area comps Est $1552k · at est.

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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 +8.4/10.0
• ARV discount +6.2/15.0
• 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

Tucked away at the end of the street, this East Quogue hidden gem offers the perfect blend of comfort, upgrades, and charm. The granite kitchen is ideal for entertaining, featuring granite countertops and a large center island with a Silestone top, flowing seamlessly into inviting living spaces warmed by a cozy propane gas fireplace. Hardwood floors run throughout, complemented by radiant heat in the foyer and primary bath, while electric heated floors add extra comfort to the office. The spacious primary suite includes walk-in closets and a private en suite bath. A bonus attic area provides flexible storage or potential additional space. Outside, enjoy your own backyard retreat with a 15x30 propane-heated, saltwater, in-ground pool—perfect for summer living. Additional upgrades include an upgraded 300-amp electrical service, owned solar panels, newer second-floor HVAC, and two above-ground 275-gallon oil tanks. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• 0.48 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.59M).
• Recommended offer: $1.45M (9.0% 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.
• Market conditions: 75 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $11k of loan paydown is wiped out by about $48k 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 $447k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $240k; list at $1.59M implies a 565% gain — meaningful room to come down on a strong offer.

Recommended offer $1,451,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.34% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,551,814
• List price: $1,595,000
• Delta: 2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Walnut Ave	0.70mi	3/3.0	2,700 (-3%)	3mo	$1,250,000	$463	58
61 W Side Ave	0.33mi	4/3.5 (+1)	2,408 (-13%)	12mo	$925,000	$384	43
2 Box Tree Rd	0.44mi	4/2.5 (+1)	2,500 (-10%)	18mo	$1,300,000	$520	43
15 Sunset Ave	0.46mi	3/3.5	2,419 (-13%)	16mo	$1,650,000	$682	40
16 Walker Ct	0.55mi	4/3.0 (+1)	2,400 (-14%)	5mo	$1,900,000	$792	40
24 Sunset Ave	0.52mi	4/3.0 (+1)	2,400 (-14%)	24mo	$1,625,000	$677	26
7 Vail Ave	0.72mi	4/3.5 (+1)	3,076 (+11%)	18mo	$1,212,500	$394	24

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $189,287
• Equity at exit: $237,820

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $740,281
• Equity at exit: $137,906

Cash invested: $446,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $21,384 high
• Mortgage (P&I): −$8,364
• Tax from tax record: −$828 /mo · $9,939/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,491
• Net cashflow: $7,036

Break-even live

Break-even rent $12,477

Max offer price $1,595,000

Occupancy floor 62%

Sensitivity live

Price	-10% $7,939	-5% $7,488	+0% $7,036	+5% $6,585	+10% $6,133
Rent	-10% $5,347	-5% $6,192	+0% $7,036	+5% $7,881	+10% $8,726
Rate	-1.0pp $7,839	-0.5pp $7,442	base $7,036	+0.5pp $6,623	+1.0pp $6,202

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	0.35mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	25d	1	0.58mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	19d	1	0.78mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	25d	1	0.86mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	22d	1	0.91mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	44d	1	0.95mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$29,000	$11.68	6d	1	1.14mi
10 Fox Hollow Dr East Quogue, NY	4.0	3.5	2750	$30,000	$10.91	44d	1	1.20mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	19d	1	1.31mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	25d	1	1.45mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $1,595,000 Active 110 DOM
2. 2026-06-17
   days on market $1,595,000 Active 109 DOM
3. 2026-06-16
   days on market $1,595,000 Active 108 DOM
4. 2026-06-15
   days on market $1,595,000 Active 107 DOM
5. 2026-06-13
   days on market $1,595,000 Active 105 DOM
6. 2026-06-13
   days on market $1,595,000 Active 104 DOM
7. 2026-06-09
   days on market $1,595,000 Active 101 DOM
8. 2026-06-08
   days on market $1,595,000 Active 100 DOM
9. 2026-06-07
   pricedays on market $1,595,000 Active 99 DOM
10. 2026-06-04
    days on market $1,665,000 Active 96 DOM
11. 2026-06-03
    days on market $1,665,000 Active 95 DOM
12. 2026-06-02
    days on market $1,665,000 Active 94 DOM
13. 2026-06-01
    days on market $1,665,000 Active 93 DOM
14. 2026-05-31
    days on market $1,665,000 Active 92 DOM
15. 2026-05-02
    price $1,665,000 1071-char remark

    Show marketing remark (1071 chars)

    Tucked away at the end of the street, this East Quogue hidden gem offers the perfect blend of comfort, upgrades, and charm. The granite kitchen is ideal for entertaining, featuring granite countertops and a large center island with a Silestone top, flowing seamlessly into inviting living spaces warmed by a cozy propane gas fireplace. Hardwood floors run throughout, complemented by radiant heat in the foyer and primary bath, while electric heated floors add extra comfort to the office. The spacious primary suite includes walk-in closets and a private en suite bath. A bonus attic area provides flexible storage or potential additional space. Outside, enjoy your own backyard retreat with a 15x30 propane-heated, saltwater, in-ground pool—perfect for summer living. Additional upgrades include an upgraded 300-amp electrical service, owned solar panels, newer second-floor HVAC, and two above-ground 275-gallon oil tanks. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

16. 2026-03-01
    listed $1,750,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    Tucked away at the end of the street, this East Quogue hidden gem offers the perfect blend of comfort, upgrades, and charm. The granite kitchen is ideal for entertaining, featuring granite countertops and a large center island with a Silestone top, flowing seamlessly into inviting living spaces warmed by a cozy propane gas fireplace. Hardwood floors run throughout, complemented by radiant heat in the foyer and primary bath, while electric heated floors add extra comfort to the office. The spacious primary suite includes walk-in closets and a private en suite bath. A bonus attic area provides flexible storage or potential additional space. Outside, enjoy your own backyard retreat with a 15x30 propane-heated, saltwater, in-ground pool—perfect for summer living. Additional upgrades include an upgraded 300-amp electrical service, owned solar panels, newer second-floor HVAC, and two above-ground 275-gallon oil tanks. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

17. 2026-02-16
    price $1,750,000 1071-char remark

    Show marketing remark (1071 chars)

    Tucked away at the end of the street, this East Quogue hidden gem offers the perfect blend of comfort, upgrades, and charm. The granite kitchen is ideal for entertaining, featuring granite countertops and a large center island with a Silestone top, flowing seamlessly into inviting living spaces warmed by a cozy propane gas fireplace. Hardwood floors run throughout, complemented by radiant heat in the foyer and primary bath, while electric heated floors add extra comfort to the office. The spacious primary suite includes walk-in closets and a private en suite bath. A bonus attic area provides flexible storage or potential additional space. Outside, enjoy your own backyard retreat with a 15x30 propane-heated, saltwater, in-ground pool—perfect for summer living. Additional upgrades include an upgraded 300-amp electrical service, owned solar panels, newer second-floor HVAC, and two above-ground 275-gallon oil tanks. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

18. 2026-02-15
    historical $2,750,000 1071-char remark

    Show marketing remark (1071 chars)

    Tucked away at the end of the street, this East Quogue hidden gem offers the perfect blend of comfort, upgrades, and charm. The granite kitchen is ideal for entertaining, featuring granite countertops and a large center island with a Silestone top, flowing seamlessly into inviting living spaces warmed by a cozy propane gas fireplace. Hardwood floors run throughout, complemented by radiant heat in the foyer and primary bath, while electric heated floors add extra comfort to the office. The spacious primary suite includes walk-in closets and a private en suite bath. A bonus attic area provides flexible storage or potential additional space. Outside, enjoy your own backyard retreat with a 15x30 propane-heated, saltwater, in-ground pool—perfect for summer living. Additional upgrades include an upgraded 300-amp electrical service, owned solar panels, newer second-floor HVAC, and two above-ground 275-gallon oil tanks. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

19. 2004-11-01
    soldstatus $240,000
20. 2003-09-17
    soldstatus $62,000

ⓘ 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: $9,939 · $828/mo
• Projected year-2 tax: $18,447 · $1,537/mo
• Expected delta: +$8,508/yr (+$709/mo · 85.6%)

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

Taxation est. · year 1

• Rental income: $256,609
• − Mortgage interest: −$89,345
• − Property taxes: −$9,939
• − Insurance: −$7,975
• − Repairs & maintenance: −$20,529
• − Management: −$20,529
• − Depreciation: −$46,400
• Taxable income: $61,892
• Est. tax owed @ 24.0%: −$14,854
• After-tax cash flow: $69,580/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

+2585.5% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $1,665,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listed $1,750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $1,750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-15 Coming Soon $2,750,000 OneKey® MLS as Distributed by MLS Grid
• 2004-11-01 Sold (Public Records) $240,000 Public Records
• 2003-09-17 Sold (Public Records) $62,000 Public Records

Property tax history

+0.7%/yr

Latest (2022): $9,939 · +0.0% YoY. Source: county tax records.