39 Foster Rd Unit A · Quogue, NY 11959

$1,595,000

4 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 45 Days on market

Built 2017 0.34 ac lot $800/sqft · 34% below area Est $2401k · 34% under

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Why this score? — see what drove the A- 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the Hamptons' coveted Quogue Village! This stunning 4-bedroom 4-full bath home, complete with a 1st floor guest en-suite and elevator, blends coastal charm with modern luxury. Take the stairs or elevator upstairs (or to any floor) you will find the primary en-suite and a well-designed shared bathroom connects the additional upstairs 2 bedrooms. The finished basement is designed for entertainment and relaxation, featuring a versatile game room and theater space for unforgettable movie nights and billiards tournaments. An en-suite bonus room and a well-appointed laundry room complete this level, offering both convenience and additional living space. Dive into endless fun in the exp

Key facts

• Elevator
• Finished basement
• En-suite bonus room

Tags

• 1ST FLOOR GUEST EN-SUITE
• ELEVATOR
• FINISHED BASEMENT
• GAME ROOM
• THEATER SPACE
• EN-SUITE BONUS ROOM

Property features AI

Finance

• Other: Tax year 2025
• HOA & community: Additional annual fees: $3,979 (taxes)

Exterior

• Parking: No carport; No designated parking features listed
• Utilities: Septic tank; Electricity connected; Propane
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: First-floor bedroom; Elevator; Finished full basement (see remarks); Crawl attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $6k ($69k/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: $1.55M (3.0% 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: crime A+, employment A+, health & safety B+; 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.
• Zoned schools: Quogue Elementary School (math 87% / reading 92%, grade A+, #45 of 2,108 statewide, top 3%, 84 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Zoned-school proficiency averages 90% at this address vs 75% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Quogue Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 37 active listings in the ZIP; 6 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

• In year one you build about $75k of equity ($11k loan paydown + $64k 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 $447k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$121k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.03M; list at $1.59M implies a 54% gain — meaningful room to come down on a strong offer.

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 $1,547,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 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?
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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $2,401,256
• List price: $1,595,000
• Delta: -33.58%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Old Depot	0.27mi	3/2.5 (-1)	2,156 (+8%)	3mo	$1,325,000	$615	65
7 Shinnecock Rd	0.32mi	4/3.0	2,117 (+6%)	16mo	$5,750,000	$2,716	57
20 Foster Rd	0.28mi	3/3.0 (-1)	2,241 (+12%)	17mo	$1,725,000	$770	43

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: 24.2%
• Equity multiple: 2.45×
• Total profit: $645,908
• Equity at exit: $809,867

10-year hold

• IRR: 24.2%
• Equity multiple: 4.77×
• Total profit: $1,683,584
• Equity at exit: $1,325,544

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 11959

• Home prices YoY: 1.1%
• Active inventory: 37
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $21,233 high
• Mortgage (P&I): −$8,364
• Tax est. 1.5%: −$1,994 /mo · $23,925/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,459
• Net cashflow: $5,752

Break-even live

Break-even rent $13,953

Max offer price $1,595,000

Occupancy floor 68%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	24d	1	0.89mi
14 Park Cir Quogue, NY	3.0	2.0	1300	$20,000	$15.38	24d	1	1.02mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	24d	1	1.25mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	24d	1	1.33mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	5d	1	1.38mi
20 Dune Ln Westhampton Beach, NY	4.0	3.0	2500	$35,000	$14.00	24d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $1,595,000 Active 45 DOM
2. 2026-06-17
   days on market $1,595,000 Active 44 DOM
3. 2026-06-16
   days on market $1,595,000 Active 43 DOM
4. 2026-06-15
   days on market $1,595,000 Active 42 DOM
5. 2026-06-13
   days on market $1,595,000 Active 40 DOM
6. 2026-06-13
   days on market $1,595,000 Active 39 DOM
7. 2026-06-09
   days on market $1,595,000 Active 36 DOM
8. 2026-06-08
   days on market $1,595,000 Active 35 DOM
9. 2026-06-07
   days on market $1,595,000 Active 34 DOM
10. 2026-06-04
    days on market $1,595,000 Active 31 DOM
11. 2026-06-03
    days on market $1,595,000 Active 30 DOM
12. 2026-06-02
    days on market $1,595,000 Active 29 DOM
13. 2026-06-01
    days on market $1,595,000 Active 28 DOM
14. 2026-05-31
    days on market $1,595,000 Active 27 DOM
15. 2026-04-29
    listed $1,595,000 Active 773-char remark
16. 2021-07-02
    soldstatus $1,035,000
17. 2018-07-06
    soldstatus $960,000
18. 2007-10-09
    soldstatus $999,000
19. 2004-02-03
    soldstatus $300,000

ⓘ 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 · 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: $254,799
• − Mortgage interest: −$89,345
• − Property taxes: −$23,925
• − Insurance: −$7,975
• − Repairs & maintenance: −$20,384
• − Management: −$20,384
• − Depreciation: −$46,400
• Taxable income: $46,387
• Est. tax owed @ 24.0%: −$11,133
• After-tax cash flow: $57,886/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: 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

+431.7% since first listed

5 events — show timeline

• 2026-04-29 Listed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-02 Sold (Public Records) $1,035,000 Public Records
• 2018-07-06 Sold (Public Records) $960,000 Public Records
• 2007-10-09 Sold (Public Records) $999,000 Public Records
• 2004-02-03 Sold (Public Records) $300,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,091 · +5.8% YoY. Source: county tax records.