12 Ocean Ave · East Quogue, NY 11942

$799,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 28 Days on market

Built 1991 10,019 sqft lot $571/sqft · 17% below area Est $965k · 17% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 12 Ocean Avenue, a well-maintained home nestled in the desirable hamlet of East Quogue. This inviting residence offers comfort and functionality —perfect for those seeking a year-round home, weekend retreat, or investment opportunity. The home features a convenient primary bedroom and full bathroom on the lower level, offering flexibility and ease of living. Generously sized additional bedrooms provide ample space. A full basement with outside entrance adds valuable bonus space—ideal for storage, recreation, or future customization. Step outside to a clean, open backyard, ready to be transformed into your personal outdoor oasis—whether you envision entertaining, gardening, or simply relaxing in your own private setting. Ideally located just minutes from some of the East End’s most sought-after destinations, including the pristine shores of Dune Road Beaches and the scenic beauty of Quogue Wildlife Refuge. Enjoy easy access to local dining, boutique shopping, and charming village amenities. Commuters and travelers will appreciate proximity to major roadways such as Montauk Highway and Sunrise Highway. Don’t miss this opportunity to own a home in one of Long Island’s most desirable coastal communities—offering both tranquility and accessibility.

Key facts

• Dune road beaches
• Full bathroom
• Full basement

Tags

• PRIMARY BEDROOM
• FULL BATHROOM
• FULL BASEMENT
• OUTSIDE ENTRANCE
• OPEN BACKYARD
• DUNE ROAD BEACHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $799k).
• Recommended offer: $787k (1.5% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($787k) is reasonable based on typical stale-listing flexibility.

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 $787,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $965,357
• List price: $799,000
• Delta: -17.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Shinnecock Ave	0.06mi	4/2.0	1,356 (-3%)	8mo	$865,000	$638	85
24 Baycrest Ave	0.18mi	3/2.0 (-1)	1,456 (+4%)	21mo	$920,000	$632	62
7 Evergreen Ct	0.28mi	3/2.0 (-1)	1,486 (+6%)	12mo	$989,000	$666	61
3 Chestnut Ln	0.32mi	3/2.0 (-1)	1,323 (-6%)	16mo	$869,000	$657	58
14 Jones Rd	0.34mi	3/2.0 (-1)	1,440 (+3%)	22mo	$1,120,000	$778	56
8 Foxboro Rd	0.55mi	3/2.0 (-1)	1,495 (+7%)	4mo	$951,000	$636	55
7 Oakwood Rd	0.50mi	3/2.0 (-1)	1,300 (-7%)	14mo	$795,000	$612	48
27 Norwood Rd	0.66mi	4/2.0	1,468 (+5%)	17mo	$919,999	$627	47
30 Kennedy Dr	0.62mi	3/2.0 (-1)	1,329 (-5%)	14mo	$790,000	$594	46
6 Sanderling Ln	0.69mi	3/3.0 (-1)	1,462 (+4%)	9mo	$1,375,000	$940	44
3 Evergreen Ct	0.27mi	3/4.0 (-1)	1,594 (+14%)	13mo	$945,000	$593	40
21 Eisenhower Dr	0.58mi	3/2.0 (-1)	1,190 (-15%)	16mo	$800,000	$672	30

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $51,619
• Equity at exit: $119,133

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $277,494
• Equity at exit: $69,083

Cash invested: $223,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $9,814 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$383 /mo · $4,601/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,061
• Net cashflow: $2,847

Break-even live

Break-even rent $6,211

Max offer price $799,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,299	-5% $3,073	+0% $2,847	+5% $2,621	+10% $2,395
Rent	-10% $2,072	-5% $2,459	+0% $2,847	+5% $3,235	+10% $3,622
Rate	-1.0pp $3,249	-0.5pp $3,050	base $2,847	+0.5pp $2,640	+1.0pp $2,429

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	44d	1	0.17mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	12d	1	0.60mi
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	44d	1	0.62mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	0.62mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	44d	1	0.82mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	44d	1	0.93mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	1.05mi
30 Vail Ave East Quogue, NY	3.0	2.0	1260	$38,500	$30.56	25d	1	1.14mi
16 Vail Ave East Quogue, NY	5.0	2.0	1796	$4,500	$2.51	44d	1	1.19mi
131 Lewis Rd East Quogue, NY	5.0	3.0	1541	$12,000	$7.79	20d	1	1.41mi

Listing history 2 events

1. 2026-05-07
   status Pending 1321-char remark

   Show marketing remark (1321 chars)

   Welcome to 12 Ocean Avenue, a well-maintained home nestled in the desirable hamlet of East Quogue. This inviting residence offers comfort and functionality —perfect for those seeking a year-round home, weekend retreat, or investment opportunity. The home features a convenient primary bedroom and full bathroom on the lower level, offering flexibility and ease of living. Generously sized additional bedrooms provide ample space. A full basement with outside entrance adds valuable bonus space—ideal for storage, recreation, or future customization. Step outside to a clean, open backyard, ready to be transformed into your personal outdoor oasis—whether you envision entertaining, gardening, or simply relaxing in your own private setting. Ideally located just minutes from some of the East End’s most sought-after destinations, including the pristine shores of Dune Road Beaches and the scenic beauty of Quogue Wildlife Refuge. Enjoy easy access to local dining, boutique shopping, and charming village amenities. Commuters and travelers will appreciate proximity to major roadways such as Montauk Highway and Sunrise Highway. Don’t miss this opportunity to own a home in one of Long Island’s most desirable coastal communities—offering both tranquility and accessibility.

2. 2026-04-08
   listed $799,000 Active 1321-char remark

   Show marketing remark (1321 chars)

   Welcome to 12 Ocean Avenue, a well-maintained home nestled in the desirable hamlet of East Quogue. This inviting residence offers comfort and functionality —perfect for those seeking a year-round home, weekend retreat, or investment opportunity. The home features a convenient primary bedroom and full bathroom on the lower level, offering flexibility and ease of living. Generously sized additional bedrooms provide ample space. A full basement with outside entrance adds valuable bonus space—ideal for storage, recreation, or future customization. Step outside to a clean, open backyard, ready to be transformed into your personal outdoor oasis—whether you envision entertaining, gardening, or simply relaxing in your own private setting. Ideally located just minutes from some of the East End’s most sought-after destinations, including the pristine shores of Dune Road Beaches and the scenic beauty of Quogue Wildlife Refuge. Enjoy easy access to local dining, boutique shopping, and charming village amenities. Commuters and travelers will appreciate proximity to major roadways such as Montauk Highway and Sunrise Highway. Don’t miss this opportunity to own a home in one of Long Island’s most desirable coastal communities—offering both tranquility and accessibility.

ⓘ 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: $4,601 · $383/mo
• Projected year-2 tax: $9,052 · $754/mo
• Expected delta: +$4,451/yr (+$371/mo · 96.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 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: $117,771
• − Mortgage interest: −$44,756
• − Property taxes: −$4,601
• − Insurance: −$3,995
• − Repairs & maintenance: −$9,422
• − Management: −$9,422
• − Depreciation: −$23,244
• Taxable income: $22,332
• Est. tax owed @ 24.0%: −$5,360
• After-tax cash flow: $28,803/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

2 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $799,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2022): $4,601 · +0.0% YoY. Source: county tax records.