7 Midhampton Ct · Quogue, NY 11959

$2,295,000

5 bd · 3.0 ba · 2,578 sqft · SingleFamily public records · 135 Days on market

Built 1997 100 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• 1% rule +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

Key facts

• Private tennis court
• Wraparound deck
• Wide-open layout

Tags

• PRIVATE ONE-ACRE LOT
• WIDE-OPEN LAYOUT
• OUTDOOR ENTERTAINING SPACES
• WRAPAROUND DECK
• OUTDOOR KITCHEN
• PRIVATE TENNIS COURT

Property features AI

Finance

• Other: Living area and building area reported as 2600 (per public records)

Exterior

• Parking: Driveway; Private garage with garage door opener; 2-car garage
• Security: Security system; Video cameras; Smoke detectors
• Utilities: PSEG electric service; Propane available; Water connected; Cesspool sewer; Cable connected
• Home design: Single-family residence; Updated/remodeled; Three or more levels
• Construction: Cedar and wood siding; Built/updated prior to 2025 (updated/remodeled)
• Exterior features: Garden; Gas grill; Tennis court(s); Deck with wrap-around porch; Gazebo; Private fenced in-ground outdoor pool

Interior

• Kitchen: Dishwasher; ENERGY STAR qualified appliances; Gas range; Microwave; Oven; Range; Refrigerator; Stainless steel appliances; Wine refrigerator; Kitchen island; Quartz/Quartzite and stone counters; Eat-in kitchen; Chef's kitchen; Open kitchen
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating; Propane heating; ENERGY STAR qualified equipment
• Interior features: First-floor bedroom and full bath; Built-in features; Ceiling fans; Central vacuum; Chef's kitchen; Eat-in kitchen; Entrance foyer; High ceilings; Kitchen island; Open floorplan with open kitchen; Quartz/Quartzite and stone counters; Sauna; Storage; Walk-through kitchen; Walk-in closets; Wet bar; Floor-to-ceiling and oversized windows; Finished basement with storage and walk-out access; Laundry room
• Laundry & utility: Washer; Washer/dryer hookup; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $2.29M.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $2.29M).
• Recommended offer: $2.02M (12.0% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $108k of equity ($16k loan paydown + $92k 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 $643k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$174k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($2.02M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $1.50M; list at $2.29M implies a 53% 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 $2,019,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $1,340,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Box Tree Rd	0.54mi	4/2.5 (-1)	2,500 (-3%)	18mo	$1,300,000	$520	48
61 W Side Ave	0.72mi	4/3.5 (-1)	2,408 (-7%)	13mo	$925,000	$384	38

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: 18.7%
• Equity multiple: 2.13×
• Total profit: $723,485
• Equity at exit: $1,165,294

10-year hold

• IRR: 19.3%
• Equity multiple: 4.08×
• Total profit: $1,977,880
• Equity at exit: $1,907,287

Cash invested: $642,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $26,461 high
• Mortgage (P&I): −$12,035
• Tax est. 1.5%: −$2,869 /mo · $34,425/yr
• Insurance: −$956
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,557
• Net cashflow: $5,044

Break-even live

Break-even rent $20,076

Max offer price $2,295,000

Occupancy floor 76%

Sensitivity live

Price	-10% $6,630	-5% $5,837	+0% $5,044	+5% $4,251	+10% $3,458
Rent	-10% $2,954	-5% $3,999	+0% $5,044	+5% $6,089	+10% $7,134
Rate	-1.0pp $6,200	-0.5pp $5,628	base $5,044	+0.5pp $4,449	+1.0pp $3,844

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: $573,750
• Closing costs: $68,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Cherry Blossom Ln East Quogue, NY	5.0	4.5	3632	$40,000	$11.01	45d	1	0.49mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	45d	1	0.59mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	26d	1	0.65mi
15 Fox Hollow Dr East Quogue, NY	6.0	5.0	3375	$27,500	$8.15	9d	1	0.66mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	20d	1	0.75mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$29,000	$11.68	7d	1	0.78mi
16 Vail Ave East Quogue, NY	5.0	2.0	1796	$4,500	$2.51	45d	1	0.90mi
10 Fox Hollow Dr East Quogue, NY	4.0	3.5	2750	$30,000	$10.91	45d	1	0.95mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	26d	1	1.00mi
69 Whippoorwill Ln Patchogue, NY	4.0	4.0	2945	$20,000	$6.79	0d	1	1.17mi
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	9d	1	1.19mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	24d	1	1.29mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	45d	1	1.32mi
50 Old Main Rd Quogue, NY	4.0	4.5	3702	$30,000	$8.10	26d	1	1.43mi

Listing history 17 events

1. 2026-04-27
   status Pending
2. 2025-12-13
   listed $2,295,000 Active
3. 2021-09-07
   soldstatus $1,500,000
4. 2020-07-14
   soldstatus $915,000
5. 2020-03-25
   status Pending 649-char remark

   Show marketing remark (649 chars)

   Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

6. 2020-03-12
   status Under Contract 649-char remark

   Show marketing remark (649 chars)

   Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

7. 2020-03-05
   soldstatus $22,000 Closed 649-char remark

   Show marketing remark (649 chars)

   Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

8. 2019-10-07
   price $990,000 649-char remark

   Show marketing remark (649 chars)

   Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

9. 2019-06-13
   historical
10. 2019-06-11
    listed $999,000 New
11. 2019-03-07
    listed $999,000 New 649-char remark

    Show marketing remark (649 chars)

    Beautiful Home & Entertainers Dream. Spacious 5 bed 3 bath in Quogue under $1M. Bright & light with walls of windows. Large EIK w/ ss appliances leading to living/dr w/ 18' ceilings & stone wood-.burning fireplace. 2100 sf wraparound deck w/ pool, gazebo, outdoor shower & spacious Har Tru tennis court. On Demand Hot Water system. Hydroponic A/C & Heat. Handicap Ramp w/1st flr. master + extra wide doors. 1000 gal. undergrnd propane tank. 20K generator for the whole house. www.7midhamptoncourt.com, Additional information: Appearance:Wonderful,Business Located At:,ExterioFeatures:Tennis,Interior Features:Lr/Dr,Rental Income:

12. 2019-02-01
    historical
13. 2018-11-07
    price $990,999
14. 2018-07-14
    listed $999,999 New
15. 2018-05-29
    historical
16. 2018-03-09
    listed $1,175,000 New
17. 2002-05-08
    soldstatus $575,000

ⓘ 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 2/10 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: $317,533
• − Mortgage interest: −$128,556
• − Property taxes: −$34,425
• − Insurance: −$11,475
• − Repairs & maintenance: −$25,403
• − Management: −$25,403
• − Depreciation: −$66,764
• Taxable income: $25,509
• Est. tax owed @ 24.0%: −$6,122
• After-tax cash flow: $54,407/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

+299.1% since first listed

17 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-13 Listed $2,295,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-07 Sold (Public Records) $1,500,000 Public Records
• 2020-07-14 Sold (Public Records) $915,000 Public Records
• 2020-03-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-05 Sold (MLS) $22,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-07 Price Changed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2019-06-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-06-11 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-07 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-11-07 Price Changed $990,999 OneKey® MLS as Distributed by MLS Grid
• 2018-07-14 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2018-05-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-03-09 Listed $1,175,000 OneKey® MLS as Distributed by MLS Grid
• 2002-05-08 Sold (Public Records) $575,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,815 · +16.0% YoY. Source: county tax records.