17 Whiting Rd · East Quogue, NY 11942

$1,099,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 111 Days on market

Built 1960 0.26 ac lot $834/sqft · at area comps Est $1095k · at est. $100/mo HOA · 1% of rent

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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 +8.8/10.0
• ARV discount +7.3/15.0
• 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

Charming 3 bedroom, 2 bath ranch located in the private water front community of Shinnecock Shores. Private beaches & playground are yours to enjoy. There is a floating dock for your boat and a large deck. Full unfinished basement, irrigation & paver driveway add to the beauty of this wonderful home.

Key facts

• 0.26 acre lot
• Built 1960
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.10M).
• Recommended offer: $1.00M (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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of loan paydown is wiped out by about $33k 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 $308k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $202k; list at $1.10M implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/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 $1,000,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,094,855
• List price: $1,099,000
• Delta: 0.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Whiting Rd	0.08mi	3/2.0	1,300 (-1%)	14mo	$899,000	$692	82
33 Dolphin Rd	0.15mi	4/2.0 (+1)	1,330 (+1%)	14mo	$1,100,000	$827	75
12 Tarpon Rd	0.14mi	2/1.0 (-1)	1,120 (-15%)	10mo	$765,000	$683	51
6 Sanderling Ln	0.46mi	3/3.0	1,462 (+11%)	9mo	$1,375,000	$940	49
21 Eisenhower Dr	0.55mi	3/2.0	1,190 (-10%)	16mo	$800,000	$672	45

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $115,573
• Equity at exit: $163,864

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $479,079
• Equity at exit: $95,021

Cash invested: $307,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $15,205 high
• Mortgage (P&I): −$5,763
• Tax from tax record: −$621 /mo · $7,454/yr
• Insurance: −$458
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$3,193
• Net cashflow: $4,609

Break-even live

Break-even rent $9,371

Max offer price $1,099,000

Occupancy floor 65%

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	44d	1	0.79mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	18d	1	1.01mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	44d	1	1.08mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	11d	1	1.11mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	1d	1	1.19mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	1.22mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	44d	1	1.24mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	1.35mi
22 W End Ave East Quogue, NY	3.0	2.0	1368	$16,000	$11.70	5d	1	1.38mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	44d	1	1.39mi
73 W Tiana Rd Unit 11 Hampton Bays, NY	2.0	1.0	1000	$11,000	$11.00	44d	1	1.43mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	1.49mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-13
   statusdays on market $1,099,000 Pending 111 DOM
2. 2026-06-09
   days on market $1,099,000 Active 110 DOM
3. 2026-06-08
   days on market $1,099,000 Active 109 DOM
4. 2026-06-07
   days on market $1,099,000 Active 108 DOM
5. 2026-06-04
   days on market $1,099,000 Active 105 DOM
6. 2026-06-03
   days on market $1,099,000 Active 104 DOM
7. 2026-06-02
   days on market $1,099,000 Active 103 DOM
8. 2026-06-01
   days on market $1,099,000 Active 102 DOM
9. 2026-05-31
   days on market $1,099,000 Active 101 DOM
10. 2026-02-20
    listed $1,099,000 Active 309-char remark

    Show marketing remark (309 chars)

    Charming 3 bedroom, 2 bath ranch located in the private water front community of Shinnecock Shores. Private beaches & playground are yours to enjoy. There is a floating dock for your boat and a large deck. Full unfinished basement, irrigation & paver driveway add to the beauty of this wonderful home.

11. 2026-01-23
    historical $1,099,000 309-char remark

    Show marketing remark (309 chars)

    Charming 3 bedroom, 2 bath ranch located in the private water front community of Shinnecock Shores. Private beaches & playground are yours to enjoy. There is a floating dock for your boat and a large deck. Full unfinished basement, irrigation & paver driveway add to the beauty of this wonderful home.

12. 1998-01-30
    soldstatus $202,500

ⓘ 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: $7,454 · $621/mo
• Projected year-2 tax: $13,014 · $1,084/mo
• Expected delta: +$5,559/yr (+$463/mo · 74.6%)

ⓘ 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 · 55% 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: $182,457
• − Mortgage interest: −$61,561
• − Property taxes: −$7,454
• − Insurance: −$11,020
• − Repairs & maintenance: −$14,597
• − Management: −$14,597
• − HOA: −$1,200
• − Depreciation: −$31,971
• Taxable income: $40,058
• Est. tax owed @ 24.0%: −$9,614
• After-tax cash flow: $45,694/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

+442.7% since first listed

3 events — show timeline

• 2026-02-20 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Coming Soon $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 1998-01-30 Sold (Public Records) $202,500 Public Records

Property tax history

-0.1%/yr

Latest (2022): $7,454 · +0.0% YoY. Source: county tax records.