6 Clara Dr · East Quogue, NY 11942

$2,450,000

5 bd · 4.5 ba · 3,424 sqft · SingleFamily public records · 189 Days on market

Built 2023 3.79 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 6 Clara Drive — a modern Hamptons retreat that perfectly blends luxury, privacy, and nature. Completed in 2023, this exceptional new construction sits on 3.79 acres of beautifully wooded land at the end of a quiet cul-de-sac in the coveted Southampton Pines development in East Quogue. Designed for comfort, functionality, and timeless appeal, the home offers 5 spacious bedrooms, 4.5 bathrooms, and the rare combination of modern craftsmanship and serene surroundings. From the moment you arrive, the home’s setting immediately impresses — tucked away and bordered by lush trees, it provides a true sense of seclusion and peace. The approach opens to a beautifully desi

Key facts

• Extensive decking
• Quiet cul-de-sac
• New construction

Tags

• NEW CONSTRUCTION
• WOODED LAND
• QUIET CUL-DE-SAC
• SOUTHAMPTON PINES DEVELOPMENT
• EXTENSIVE DECKING
• MANICURED GROUNDS

Property features AI

Exterior

• Parking: Driveway; Garage with automatic door opener; Two garage spaces; Total of four parking spaces
• Security: Security system
• Utilities: Electricity connected (PSEG); Natural gas connected; Water connected; Sewer connected; Septic tank; Cable connected; Trash collection (private); Underground utilities; Pool equipment and cover provided
• Home design: Single family residence; New construction; Full walk-out basement
• Construction: Shake siding and wood siding; Foam insulation
• Exterior features: Fire pit; Outdoor lighting; Deck; Back yard; Front yard; Sprinklers in front and rear; Borders state land; Cul-de-sac location; Level and partially wooded lot; Private and secluded setting; In-ground saltwater pool with cover and pool/spa combo

Interior

• Kitchen: Convection oven; Gas range; Microwave; Dishwasher; Garbage disposal; Kitchen island; Breakfast bar; Quartz/Quartzite counters; Open kitchen
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Central vacuum; Double vanities; Formal dining room; High ceilings; High-speed internet; His-and-hers closets; Kitchen island; Open floorplan; Open kitchen; Primary bathroom; Master suite on main level; Quartz/Quartzite counters; Recessed lighting; Soaking tub; Walk-in closet(s); Oversized double-pane windows; Deck access
• Laundry & utility: Laundry room; Washer and dryer; Tankless water heater; Exhaust fan

🏗️ New construction. The $2,450,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,694,880.

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $2.45M.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.38M (2.8% below list).
• Recommended offer: $2.16M (12.0% 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.
• Zoned schools: East Quogue School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 355 students, 31% FRL) — zoned schools average 31% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $12k of loan paydown is wiped out by about $51k 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 $475k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $1.41M; list at $2.45M implies a 73% 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 $2,156,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 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?
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: 1.40% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $1,694,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Clara Dr	0.00mi	5/4.5	3,424 (0%)	0mo	$2,350,000	$686	100
36 Corbett Dr	0.27mi	4/4.0 (-1)	3,200 (-6%)	12mo	$1,500,000	$469	59
13 Corbett Dr	0.22mi	4/4.0 (-1)	3,936 (+15%)	18mo	$1,950,000	$495	43

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $226,598
• Equity at exit: $252,712

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $842,422
• Equity at exit: $146,542

Cash invested: $474,566 (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: 8.6×

Monthly cashflow live

• Estimated rent: $23,811 high
• Mortgage (P&I): −$8,888
• Tax from tax record: −$1,344 /mo · $16,133/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,000
• Net cashflow: $7,872

Break-even live

Break-even rent $13,846

Max offer price $1,694,880

Occupancy floor 62%

Sensitivity live

Price	-10% $8,831	-5% $8,351	+0% $7,872	+5% $7,392	+10% $6,912
Rent	-10% $5,991	-5% $6,931	+0% $7,872	+5% $8,812	+10% $9,753
Rate	-1.0pp $8,725	-0.5pp $8,303	base $7,872	+0.5pp $7,433	+1.0pp $6,986

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: $423,720
• Closing costs: $50,846
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	45d	1	0.19mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	45d	1	0.28mi
151 Chardonnay Dr East Quogue, NY	5.0	4.5	4136	$25,000	$6.04	1d	1	0.32mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	0.49mi
126 Malloy Dr East Quogue, NY	5.0	4.5	3550	$45,000	$12.68	24d	1	0.60mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	19d	1	0.61mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	45d	1	0.63mi
19 Pine Tree Ln East Quogue, NY	6.0	5.0	2872	$23,000	$8.01	0d	1	0.65mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	45d	1	1.06mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	0d	1	1.16mi
99 Spinney Rd East Quogue, NY	5.0	4.5	3512	$95,000	$27.05	26d	1	1.18mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	0d	1	1.24mi
4 Landing Ln East Quogue, NY	6.0	4.5	3000	$50,000	$16.67	24d	1	1.34mi
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	13d	1	1.36mi

Listing history 28 events

1. 2026-04-24
   status Pending
2. 2025-10-11
   listed $2,450,000 Active
3. 2024-05-03
   historical $20,000
4. 2024-03-23
   price $20,000
5. 2024-02-05
   price $40,000
6. 2024-01-21
   price $45,000
7. 2023-09-18
   listed $5,000
8. 2023-07-25
   soldstatus $1,412,628
9. 2020-10-30
   status Pending
10. 2020-07-02
    historical
11. 2020-05-19
    historical
12. 2020-05-19
    historical
13. 2020-02-29
    listed $1,795,000 New
14. 2020-02-10
    historical
15. 2019-09-05
    soldstatus $425,000
16. 2019-05-13
    listed $1,795,000 New
17. 2019-05-05
    price $1,945,000
18. 2019-04-27
    listed $1,895,000 New
19. 2019-04-01
    historical
20. 2018-12-20
    price $398,990
21. 2018-10-06
    listed $425,000 New
22. 2018-09-24
    historical
23. 2018-08-13
    price $475,000
24. 2018-05-23
    price $499,000
25. 2018-04-11
    listed $515,000 New
26. 2017-12-01
    historical
27. 2017-06-16
    listed $525,000 New
28. 2012-06-09
    soldstatus $256,250

ⓘ 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: $16,133 · $1,344/mo
• Projected year-2 tax: $28,769 · $2,397/mo
• Expected delta: +$12,636/yr (+$1,053/mo · 78.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $285,729
• − Mortgage interest: −$94,940
• − Property taxes: −$16,133
• − Insurance: −$8,474
• − Repairs & maintenance: −$22,858
• − Management: −$22,858
• − Depreciation: −$49,306
• Taxable income: $71,160
• Est. tax owed @ 24.0%: −$17,078
• After-tax cash flow: $77,383/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

+856.1% since first listed

28 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Listed $2,450,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-03 Rental Removed $20,000 ONEKEY
• 2024-03-23 Price Changed $20,000 ONEKEY
• 2024-02-05 Price Changed $40,000 ONEKEY
• 2024-01-21 Price Changed $45,000 ONEKEY
• 2023-09-18 Listed for Rent $5,000 ONEKEY
• 2023-07-25 Sold (Public Records) $1,412,628 Public Records
• 2020-10-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-07-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-05-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-05-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-29 Listed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-09-05 Sold (Public Records) $425,000 Public Records
• 2019-05-13 Listed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-05 Price Changed $1,945,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-27 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-12-20 Price Changed $398,990 OneKey® MLS as Distributed by MLS Grid
• 2018-10-06 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-13 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-23 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-11 Listed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-16 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2012-06-09 Sold (Public Records) $256,250 Public Records

Property tax history

+12.0%/yr

Latest (2024): $16,133 · +0.0% YoY. Source: county tax records.