6 Dogwood St · East Quogue, NY 11942

$1,495,000

3 bd · 2.5 ba · 2,779 sqft · SingleFamily public records · 208 Days on market

Built 2008 Good condition 0.48 ac lot $538/sqft · at area comps Est $1.538M · 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 +9.5/10.0
• ARV discount +8.8/15.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +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 $1.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.50M).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 6.6% 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: 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $21,637/mo this rent would consume 243% of the median local household income ($107k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k 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 $419k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $240k; list at $1.50M implies a 523% gain — meaningful room to come down on a strong offer.

Recommended offer $1,315,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.45% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.37%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $1,538,357
• List price: $1,495,000
• Delta: -2.82%
• 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
517 Montauk Hwy	0.55mi	4/2.0 (+1)	2,830 (+2%)	2mo	$1,400,000	$495	62
19 Walnut Ave	0.70mi	3/3.0	2,700 (-3%)	6mo	$1,250,000	$463	56
61 W Side Ave	0.33mi	4/3.5 (+1)	2,408 (-13%)	16mo	$925,000	$384	40
2 Box Tree Rd	0.44mi	4/2.5 (+1)	2,500 (-10%)	21mo	$1,300,000	$520	40
15 Sunset Ave	0.46mi	3/3.5	2,419 (-13%)	19mo	$1,650,000	$682	38
16 Walker Ct	0.55mi	4/3.0 (+1)	2,400 (-14%)	8mo	$1,900,000	$792	37
7 Vail Ave	0.72mi	4/3.5 (+1)	3,076 (+11%)	22mo	$1,212,500	$394	22

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: 15.1%
• Equity multiple: 1.61×
• Total profit: $254,347
• Equity at exit: $222,909

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $860,066
• Equity at exit: $129,260

Cash invested: $418,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $2,225,000 ($1017/sqft)
• Median days on market: 79 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -45.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11942

• Home prices YoY: -25.0%
• Active inventory: 105
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $21,637 high
• Mortgage (P&I): −$7,840
• Tax from tax record: −$828 /mo · $9,939/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,544
• Net cashflow: $7,802

Break-even live

Break-even rent $11,761

Max offer price $1,495,000

Occupancy floor 59%

Sensitivity live

Price	-10% $8,648	-5% $8,225	+0% $7,802	+5% $7,379	+10% $6,956
Rent	-10% $6,093	-5% $6,947	+0% $7,802	+5% $8,657	+10% $9,511
Rate	-1.0pp $8,555	-0.5pp $8,182	base $7,802	+0.5pp $7,415	+1.0pp $7,021

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: $373,750
• Closing costs: $44,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	114d	1	0.35mi
4 Box Tree Rd East Quogue, NY	3.0	2.5	3000	$5,000	$1.67	51d	1	0.40mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	120d	1	0.58mi
3 1st Pl East Quogue, NY	3.0	3.0	1930	$5,500	$2.85	84d	1	0.69mi
143 Montauk Hwy Quogue, NY	4.0	3.0	2475	$30,000	$12.12	84d	1	0.70mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	114d	1	0.78mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	120d	1	0.86mi
23 Foster Xing East Quogue, NY	4.0	2.5	3133	$20,000	$6.38	51d	1	0.88mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	117d	1	0.91mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$22,000	$7.59	0d	1	0.95mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$16,000	$6.44	2d	1	1.14mi
10 Fox Hollow Dr East Quogue, NY	4.0	3.5	2750	$30,000	$10.91	139d	1	1.20mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	114d	1	1.31mi
3 Southwood Ln Quogue, NY	4.0	4.0	1989	$20,000	$10.06	2d	1	1.36mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	120d	1	1.45mi
12 Canvasback Ln East Quogue, NY	4.0	2.5	2640	$27,000	$10.23	0d	1	1.47mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	139d	1	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $1,495,000 Active 208 DOM
2. 2026-09-23
   days on market $1,495,000 Active 207 DOM
3. 2026-09-22
   days on market $1,495,000 Active 206 DOM
4. 2026-09-21
   days on market $1,495,000 Active 205 DOM
5. 2026-09-20
   days on market $1,495,000 Active 204 DOM
6. 2026-09-19
   days on market $1,495,000 Active 203 DOM
7. 2026-09-18
   days on market $1,495,000 Active 202 DOM
8. 2026-09-17
   days on market $1,495,000 Active 201 DOM
9. 2026-09-16
   days on market $1,495,000 Active 200 DOM
10. 2026-09-15
    days on market $1,495,000 Active 199 DOM
11. 2026-09-14
    days on market $1,495,000 Active 198 DOM
12. 2026-09-13
    days on market $1,495,000 Active 197 DOM
13. 2026-09-12
    days on market $1,495,000 Active 196 DOM
14. 2026-09-11
    days on market $1,495,000 Active 195 DOM
15. 2026-09-05
    days on market $1,495,000 Active 189 DOM
16. 2026-09-04
    days on market $1,495,000 Active 188 DOM
17. 2026-09-02
    days on market $1,495,000 Active 186 DOM
18. 2026-08-31
    days on market $1,495,000 Active 184 DOM
19. 2026-08-29
    days on market $1,495,000 Active 182 DOM
20. 2026-08-28
    days on market $1,495,000 Active 181 DOM
21. 2026-08-27
    days on market $1,495,000 Active 180 DOM
22. 2026-08-26
    days on market $1,495,000 Active 179 DOM
23. 2026-08-25
    days on market $1,495,000 Active 178 DOM
24. 2026-08-24
    days on market $1,495,000 Active 177 DOM
25. 2026-08-23
    days on market $1,495,000 Active 176 DOM
26. 2026-08-22
    days on market $1,495,000 Active 175 DOM
27. 2026-08-21
    days on market $1,495,000 Active 174 DOM
28. 2026-08-20
    days on market $1,495,000 Active 173 DOM
29. 2026-08-19
    days on market $1,495,000 Active 172 DOM
30. 2026-08-18
    days on market $1,495,000 Active 171 DOM
31. 2026-08-17
    days on market $1,495,000 Active 170 DOM
32. 2026-08-16
    days on market $1,495,000 Active 169 DOM
33. 2026-08-15
    days on market $1,495,000 Active 168 DOM
34. 2026-08-14
    days on market $1,495,000 Active 167 DOM
35. 2026-08-13
    days on market $1,495,000 Active 166 DOM
36. 2026-08-12
    days on market $1,495,000 Active 165 DOM
37. 2026-08-11
    days on market $1,495,000 Active 164 DOM
38. 2026-08-10
    days on market $1,495,000 Active 163 DOM
39. 2026-08-09
    days on market $1,495,000 Active 162 DOM
40. 2026-08-08
    days on market $1,495,000 Active 161 DOM
41. 2026-08-06
    days on market $1,495,000 Active 159 DOM
42. 2026-08-05
    days on market $1,495,000 Active 158 DOM
43. 2026-08-04
    days on market $1,495,000 Active 157 DOM
44. 2026-08-03
    days on market $1,495,000 Active 156 DOM
45. 2026-07-31
    days on market $1,495,000 Active 153 DOM
46. 2026-07-30
    days on market $1,495,000 Active 152 DOM
47. 2026-07-30
    days on market $1,495,000 Active 151 DOM
48. 2026-07-28
    days on market $1,495,000 Active 150 DOM
49. 2026-07-26
    days on market $1,495,000 Active 148 DOM
50. 2026-07-24
    days on market $1,495,000 Active 146 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: $9,939 · $828/mo
• Projected year-2 tax: $17,602 · $1,467/mo
• Expected delta: +$7,663/yr (+$639/mo · 77.1%)

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

Taxation est. · year 1

• Rental income: $259,643
• − Mortgage interest: −$83,743
• − Property taxes: −$9,939
• − Insurance: −$7,475
• − Repairs & maintenance: −$20,771
• − Management: −$20,771
• − Depreciation: −$43,491
• Taxable income: $73,451
• Est. tax owed @ 24.0%: −$17,628
• After-tax cash flow: $75,996/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $13,895–$41,685 screening

This East Quogue home offers a blend of comfort and upgrades, with a granite kitchen and hardwood floors. It's in good condition with minor cosmetic needs.

Components & finishes AI

Roof tile · good Flooring hardwood Counters granite

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary East Quogue School B- NY #745/2,108 Nat'l #7,252/41,679

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

C Composite livability gradescore 61/100

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
• County: Suffolk · 1,505,262 people
• City population: 5,871
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 5,871
• Household income: $106,875
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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.