18 Landing Ln · East Quogue, NY 11942

$1,625,000

4 bd · 3.0 ba · 3,207 sqft · SingleFamily public records · 106 Days on market

Built 1961 0.34 ac lot $507/sqft · 18% below area Est $1977k · 18% under $34/mo HOA

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Welcome to a refined Hamptons retreat in the heart of East Quogue, where timeless elegance meets effortless comfort. This exceptional 5-bedroom, 3.5-bathroom residence offers expansive living space just moments from waterfront amenities, a boat slip and steps to your private beach. Designed with an open-concept layout, the home seamlessly blends modern sophistication with classic Hamptons charm. A grand foyer sets the tone, leading to a spacious living room with a fireplace, perfect for year-round enjoyment. The heart of the home is the chef’s eat-in kitchen, outfitted with premium appliances including two dishwashers, two sinks, a six-burner stove, and an oversized refrigerator. Overlooking the sparkling outdoor pool, this space creates an ideal setting for both casual gatherings and formal entertaining. The main level also features a gracious formal dining room with a second fireplace. A welcoming en-suite bedroom perfect for guests. A convenient half bath, laundry room and garage access. Upstairs, four generously sized bedrooms await, including a serene primary suite with French doors opening to a private terrace. The suite is complemented by a spa-like bath designed for relaxation. Walk in closet and ample storage is found throughout the home, including an attic and a huge lower level. An extra large enclosed porch with a wall of windows offers natural light and extends the home's living area. Set on beautifully landscaped grounds, this property is a private oasis. The in-ground swimming pool serves as a dramatic focal point, surrounded by tranquil outdoor spaces designed for private resort-like setting! A rare opportunity to experience Hamptons living at its finest.

Key facts

• Chefs eat in kitchen
• Waterfront amenities
• Grand foyer

Tags

• WATERFRONT AMENITIES
• BOAT SLIP
• OPEN CONCEPT LAYOUT
• GRAND FOYER
• CHEFS EAT IN KITCHEN
• PREMIUM APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.62M.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.62M).
• Recommended offer: $1.48M (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; 20 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 $11k of loan paydown is wiped out by about $49k 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 $455k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $124k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $745k; list at $1.62M implies a 118% 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 $1,478,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $1,976,599
• List price: $1,625,000
• Delta: -17.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Landing Ln	0.24mi	4/4.5	3,243 (+1%)	9mo	$2,600,000	$802	74
41 Tarpon Rd	0.39mi	4/3.0	3,200 (-0%)	20mo	$1,450,000	$453	64
19 Canvasback Ln	0.10mi	3/3.0 (-1)	3,054 (-5%)	21mo	$1,695,000	$555	64
9 Willow Shade Ave	0.74mi	4/3.0	3,600 (+12%)	14mo	$1,400,000	$389	33
15 Wild Cherry Ln	0.74mi	4/3.0	2,800 (-13%)	15mo	$1,800,000	$643	32

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $143,775
• Equity at exit: $242,293

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $648,812
• Equity at exit: $140,500

Cash invested: $455,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $21,217 high
• Mortgage (P&I): −$8,522
• Tax from tax record: −$1,134 /mo · $13,604/yr
• Insurance: −$677
• HOA: −$34
• Vacancy / Maint / Mgmt: −$4,456
• Net cashflow: $6,395

Break-even live

Break-even rent $13,122

Max offer price $1,625,000

Occupancy floor 65%

Sensitivity live

Price	-10% $7,315	-5% $6,855	+0% $6,395	+5% $5,935	+10% $5,475
Rent	-10% $4,719	-5% $5,557	+0% $6,395	+5% $7,233	+10% $8,071
Rate	-1.0pp $7,213	-0.5pp $6,808	base $6,395	+0.5pp $5,974	+1.0pp $5,546

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: $406,250
• Closing costs: $48,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	23d	1	0.33mi
27 Shinnecock Rd East Quogue, NY	4.0	3.0	3400	$29,000	$8.53	0d	1	0.54mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	25d	1	0.58mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	44d	1	0.62mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	44d	1	0.76mi
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	8d	1	0.86mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	25d	1	0.87mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	18d	1	0.90mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	6d	1	0.90mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	44d	1	0.90mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	23d	1	0.96mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	16d	1	1.00mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	44d	1	1.06mi
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	11d	1	1.13mi
151 Chardonnay Dr East Quogue, NY	5.0	4.5	4136	$25,000	$6.04	0d	1	1.28mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	1.29mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	44d	1	1.29mi
126 Malloy Dr East Quogue, NY	5.0	4.5	3550	$45,000	$12.68	23d	1	1.40mi
718 Montauk Hwy East Quogue, NY	5.0	2.0	2500	$25,000	$10.00	25d	1	1.41mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	44d	1	1.46mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: waterlandscapingpool

Listing history 18 events

1. 2026-06-21
   days on market $1,625,000 Active 106 DOM
2. 2026-06-18
   days on market $1,625,000 Active 103 DOM
3. 2026-06-17
   days on market $1,625,000 Active 102 DOM
4. 2026-06-16
   days on market $1,625,000 Active 101 DOM
5. 2026-06-15
   days on market $1,625,000 Active 100 DOM
6. 2026-06-13
   days on market $1,625,000 Active 98 DOM
7. 2026-06-13
   days on market $1,625,000 Active 97 DOM
8. 2026-06-04
   days on market $1,625,000 Active 94 DOM
9. 2026-06-03
   days on market $1,625,000 Active 93 DOM
10. 2026-06-02
    days on market $1,625,000 Active 92 DOM
11. 2026-06-01
    days on market $1,625,000 Active 91 DOM
12. 2026-05-31
    days on market $1,625,000 Active 90 DOM
13. 2026-05-05
    price $1,625,000 1708-char remark

    Show marketing remark (1708 chars)

    Welcome to a refined Hamptons retreat in the heart of East Quogue, where timeless elegance meets effortless comfort. This exceptional 5-bedroom, 3.5-bathroom residence offers expansive living space just moments from waterfront amenities, a boat slip and steps to your private beach. Designed with an open-concept layout, the home seamlessly blends modern sophistication with classic Hamptons charm. A grand foyer sets the tone, leading to a spacious living room with a fireplace, perfect for year-round enjoyment. The heart of the home is the chef’s eat-in kitchen, outfitted with premium appliances including two dishwashers, two sinks, a six-burner stove, and an oversized refrigerator. Overlooking the sparkling outdoor pool, this space creates an ideal setting for both casual gatherings and formal entertaining. The main level also features a gracious formal dining room with a second fireplace. A welcoming en-suite bedroom perfect for guests. A convenient half bath, laundry room and garage access. Upstairs, four generously sized bedrooms await, including a serene primary suite with French doors opening to a private terrace. The suite is complemented by a spa-like bath designed for relaxation. Walk in closet and ample storage is found throughout the home, including an attic and a huge lower level. An extra large enclosed porch with a wall of windows offers natural light and extends the home's living area. Set on beautifully landscaped grounds, this property is a private oasis. The in-ground swimming pool serves as a dramatic focal point, surrounded by tranquil outdoor spaces designed for private resort-like setting! A rare opportunity to experience Hamptons living at its finest.

14. 2025-10-03
    listed $1,749,000 Active 1708-char remark

    Show marketing remark (1708 chars)

    Welcome to a refined Hamptons retreat in the heart of East Quogue, where timeless elegance meets effortless comfort. This exceptional 5-bedroom, 3.5-bathroom residence offers expansive living space just moments from waterfront amenities, a boat slip and steps to your private beach. Designed with an open-concept layout, the home seamlessly blends modern sophistication with classic Hamptons charm. A grand foyer sets the tone, leading to a spacious living room with a fireplace, perfect for year-round enjoyment. The heart of the home is the chef’s eat-in kitchen, outfitted with premium appliances including two dishwashers, two sinks, a six-burner stove, and an oversized refrigerator. Overlooking the sparkling outdoor pool, this space creates an ideal setting for both casual gatherings and formal entertaining. The main level also features a gracious formal dining room with a second fireplace. A welcoming en-suite bedroom perfect for guests. A convenient half bath, laundry room and garage access. Upstairs, four generously sized bedrooms await, including a serene primary suite with French doors opening to a private terrace. The suite is complemented by a spa-like bath designed for relaxation. Walk in closet and ample storage is found throughout the home, including an attic and a huge lower level. An extra large enclosed porch with a wall of windows offers natural light and extends the home's living area. Set on beautifully landscaped grounds, this property is a private oasis. The in-ground swimming pool serves as a dramatic focal point, surrounded by tranquil outdoor spaces designed for private resort-like setting! A rare opportunity to experience Hamptons living at its finest.

15. 2025-09-06
    historical
16. 2025-03-17
    listed $1,699,000 Active
17. 2005-08-01
    soldstatus $745,000
18. 1999-01-25
    soldstatus $175,000

ⓘ 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: $13,604 · $1,134/mo
• Projected year-2 tax: $20,533 · $1,711/mo
• Expected delta: +$6,929/yr (+$577/mo · 50.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $254,605
• − Mortgage interest: −$91,025
• − Property taxes: −$13,604
• − Insurance: −$8,125
• − Repairs & maintenance: −$20,368
• − Management: −$20,368
• − HOA: −$408
• − Depreciation: −$47,273
• Taxable income: $53,433
• Est. tax owed @ 24.0%: −$12,824
• After-tax cash flow: $63,917/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

+828.6% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $1,625,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Listed $1,749,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-17 Listed $1,699,000 OneKey® MLS as Distributed by MLS Grid
• 2005-08-01 Sold (Public Records) $745,000 Public Records
• 1999-01-25 Sold (Public Records) $175,000 Public Records

Property tax history

+3.9%/yr

Latest (2022): $13,604 · +0.0% YoY. Source: county tax records.