135 Old Meeting House Rd · Quiogue, NY 11978

$1,650,000

4 bd · 4.0 ba · 1,748 sqft · SingleFamily public records · 21 Days on market

Built 2002 1.09 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your summer - memories made here! A fabulous opportunity to own a timeless cedar shingle retreat set on private acre in the heart of Westhampton beach. Designed for effortless Hamptons living, this chic and contemporary gem seamlessly blends classic coastal architecture with relaxed luxury. Sun filled interiors flow seamlessly to expansive outdoor spaces, where a gleaming resort style pool is surrounded by lush landscaping and mature privacy plantings, creating the perfect backdrop for endless summer days and evenings under the stars. The flat and fully useable acre offers exceptional privacy and space for entertaining, relaxation and gathering with family and friends with room f

Key facts

• Resort style pool
• Lush landscaping
• Exceptional privacy

Tags

• CEDAR SHINGLE RETREAT
• RESORT STYLE POOL
• LUSH LANDSCAPING
• MATURE PRIVACY PLANTINGS
• EXPANSIVE OUTDOOR SPACES
• EXCEPTIONAL PRIVACY

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public sewer; Cable available
• Home design: Single family residence
• Construction: Cedar construction
• Exterior features: Landscaped lot; Private lot; Private pool; Not waterfront; Garage(s) on property

Interior

• Kitchen: Cooktop; Gas oven; Refrigerator
• Bedrooms: Rooms total: 8
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; High ceilings; Primary bathroom; Master bedroom on main level; Porch
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $7k ($90k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.65M).
• Recommended offer: $1.63M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,023 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 112 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $176k of equity ($11k loan paydown + $165k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $462k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$284k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.63M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $475k; list at $1.65M implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,625,250 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.36% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $1,095,996
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Quantuck Bay Rd	0.13mi	3/2.0 (-1)	1,770 (+1%)	8mo	$1,500,000	$847	72
5 Quantuck Bay Ln	0.20mi	3/2.0 (-1)	1,746 (-0%)	21mo	$845,000	$484	60
33 Woodbridge Ln	0.32mi	3/2.0 (-1)	1,926 (+10%)	12mo	$850,000	$441	46
20 Deborah Dr	0.51mi	3/2.0 (-1)	1,554 (-11%)	3mo	$975,000	$627	42
4 Barker	0.70mi	3/2.5 (-1)	2,000 (+14%)	7mo	$2,750,000	$1,375	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.97×
• Total profit: $1,374,176
• Equity at exit: $1,486,451

10-year hold

• IRR: 33.4%
• Equity multiple: 8.95×
• Total profit: $3,671,741
• Equity at exit: $3,205,587

Cash invested: $462,000 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $22,440 medium
• Mortgage (P&I): −$8,653
• Tax from tax record: −$489 /mo · $5,865/yr
• Insurance: −$688
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,712
• Net cashflow: $7,472

Break-even live

Break-even rent $12,982

Max offer price $1,650,000

Occupancy floor 62%

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	43d	1	0.49mi
14 Park Cir Quogue, NY	3.0	2.0	1300	$20,000	$15.38	24d	1	0.81mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.91mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	0.99mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	43d	1	1.03mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	24d	1	1.06mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	24d	1	1.10mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	3d	1	1.15mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	43d	1	1.30mi
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	24d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $1,650,000 Active 21 DOM
2. 2026-06-17
   days on market $1,650,000 Active 20 DOM
3. 2026-06-16
   days on market $1,650,000 Active 19 DOM
4. 2026-06-15
   days on market $1,650,000 Active 18 DOM
5. 2026-06-13
   days on market $1,650,000 Active 16 DOM
6. 2026-06-09
   days on market $1,650,000 Active 12 DOM
7. 2026-06-08
   days on market $1,650,000 Active 11 DOM
8. 2026-06-07
   days on market $1,650,000 Active 10 DOM
9. 2026-06-04
   days on market $1,650,000 Active 7 DOM
10. 2026-06-03
    days on market $1,650,000 Active 6 DOM
11. 2026-06-02
    days on market $1,650,000 Active 5 DOM
12. 2026-06-01
    days on market $1,650,000 Active 4 DOM
13. 2026-05-31
    days on market $1,650,000 Active 3 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: $5,865 · $489/mo
• Projected year-2 tax: $16,875 · $1,406/mo
• Expected delta: +$11,010/yr (+$918/mo · 187.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 85% 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: $269,282
• − Mortgage interest: −$92,426
• − Property taxes: −$5,865
• − Insurance: −$13,368
• − Repairs & maintenance: −$21,543
• − Management: −$21,543
• − Depreciation: −$48,000
• Taxable income: $66,538
• Est. tax owed @ 24.0%: −$15,969
• After-tax cash flow: $73,697/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: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Quiogue

• Score: 59/100
• State rank: #1023
• US rank: #19962

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quiogue, NY
• County: Suffolk County · 679,920 people
• City population: 4,376
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 13.02%
• Current HPI: 460.3964
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+247.4% since first listed

7 events — show timeline

• 2026-05-28 Listed $1,650,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-11-01 Price Changed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-24 Listed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-04-05 Listed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-05 Sold (Public Records) $475,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $5,865 · +0.0% YoY. Source: county tax records.