4 Tamarack Ct · East Quogue, NY 11942

$1,429,000

3 bd · 1.0 ba · 2,266 sqft · SingleFamily public records · 11 Days on market

Built 1991 0.52 ac lot Est $1210k · 18% over

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Why this score? — see what drove the D+ 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely expanded Ranch on a private, secluded 1/2 Acre lot in a cul-de-sac, featuring 4 Beds and 2 1/2 Baths. The home boasts a very large Primary Ensuite with two generous closets, an updated Full Bath with double-sinks, soaking tub and fully tiled shower, as well as sliding french doors leading to a beautiful covered deck, overlooking the heated, Inground Pool. The Kitchen is light and bright with unique stone countertops, white appliances and sliders, which overlook the patio and private property. The Living Room and Den both feature separate wood-burning fireplaces, which will add warmth and coziness to those chilly, winter days! The Three Guest Bedrooms allow for plenty of room for family and friends, and feature hardwood flooring throughout. This home is a perfect year-round or seasonal Residence, and is situated very close to all of the wonderful Shops, Restaurants, Entertainment Venues, Beaches and Golf Courses in this area of the Hamptons. It is also a short distance away from the North Fork, with its vast array of Farms, Farm Stands, Vineyards, Breweries, Beaches and Farm-to-Table Restaurants. This home has been lovingly cared for and now awaits its new owner! Must see!!

Key facts

• Soaking tub
• Double vanities
• Expansive patio

Tags

• WOOD BURNING FIREPLACES
• UNIQUE STONE COUNTERTOPS
• EXPANSIVE PATIO
• PRIVATE PRIMARY ENSUITE
• SOAKING TUB
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.43M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.43M).
• Cap rate 8.5% vs local median 10.6% in East Quogue — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $10k of loan paydown is wiped out by about $43k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $1.14M; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,429,000

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,210,044
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Tamarack Ln	0.06mi	4/3.0 (+1)	2,100 (-7%)	10mo	$1,380,000	$657	64
15 Osprey Ave	0.49mi	4/3.0 (+1)	2,200 (-3%)	2mo	$1,700,000	$773	58
76 Eisenhower Dr	0.15mi	3/3.0	2,000 (-12%)	14mo	$1,600,000	$800	54
2 Canvasback Ln	0.38mi	4/4.5 (+1)	2,276 (+0%)	16mo	$1,200,000	$527	49
33 Eisenhower Dr	0.14mi	4/2.5 (+1)	2,066 (-9%)	22mo	$860,000	$416	49
7 Washington Dr	0.47mi	4/2.0 (+1)	2,060 (-9%)	13mo	$1,100,000	$534	44
9 Old Country Rd	0.35mi	3/3.0	2,575 (+14%)	20mo	$1,300,000	$505	36

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-65,242
• Equity at exit: $213,069

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $155,968
• Equity at exit: $123,554

Cash invested: $400,120 (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: 8.3×

Monthly cashflow live

• Estimated rent: $14,346 high
• Mortgage (P&I): −$7,494
• Tax from tax record: −$625 /mo · $7,496/yr
• Insurance: −$595
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,013
• Net cashflow: $2,619

Break-even live

Break-even rent $11,030

Max offer price $1,429,000

Occupancy floor 77%

Sensitivity live

Price	-10% $3,428	-5% $3,024	+0% $2,619	+5% $2,215	+10% $1,810
Rent	-10% $1,486	-5% $2,052	+0% $2,619	+5% $3,186	+10% $3,752
Rate	-1.0pp $3,339	-0.5pp $2,983	base $2,619	+0.5pp $2,249	+1.0pp $1,872

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: $357,250
• Closing costs: $42,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	26d	1	0.10mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	19d	1	0.32mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	7d	1	0.32mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	45d	1	0.34mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	0.44mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	45d	1	0.45mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	45d	1	0.48mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	23d	1	0.65mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	45d	1	0.65mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	45d	1	0.73mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	26d	1	0.79mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	23d	1	0.89mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	45d	1	0.92mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	45d	1	0.96mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	45d	1	1.11mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	20d	1	1.20mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	23d	1	1.20mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	1.22mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	45d	1	1.23mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	45d	1	1.34mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	20d	1	1.36mi
85 Lewis Rd East Quogue, NY	3.0	2.0	1593	$4,450	$2.79	45d	1	1.38mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	20d	1	1.40mi

Listing history 7 events

1. 2026-04-04
   status Pending
2. 2026-03-23
   listed $1,429,000 Active
3. 2025-06-05
   soldstatus $1,140,000
4. 2025-04-25
   soldstatus $1,120,000 Closed 1203-char remark

   Show marketing remark (1203 chars)

   Lovely expanded Ranch on a private, secluded 1/2 Acre lot in a cul-de-sac, featuring 4 Beds and 2 1/2 Baths. The home boasts a very large Primary Ensuite with two generous closets, an updated Full Bath with double-sinks, soaking tub and fully tiled shower, as well as sliding french doors leading to a beautiful covered deck, overlooking the heated, Inground Pool. The Kitchen is light and bright with unique stone countertops, white appliances and sliders, which overlook the patio and private property. The Living Room and Den both feature separate wood-burning fireplaces, which will add warmth and coziness to those chilly, winter days! The Three Guest Bedrooms allow for plenty of room for family and friends, and feature hardwood flooring throughout. This home is a perfect year-round or seasonal Residence, and is situated very close to all of the wonderful Shops, Restaurants, Entertainment Venues, Beaches and Golf Courses in this area of the Hamptons. It is also a short distance away from the North Fork, with its vast array of Farms, Farm Stands, Vineyards, Breweries, Beaches and Farm-to-Table Restaurants. This home has been lovingly cared for and now awaits its new owner! Must see!!

5. 2025-01-29
   status Pending 1203-char remark

   Show marketing remark (1203 chars)

   Lovely expanded Ranch on a private, secluded 1/2 Acre lot in a cul-de-sac, featuring 4 Beds and 2 1/2 Baths. The home boasts a very large Primary Ensuite with two generous closets, an updated Full Bath with double-sinks, soaking tub and fully tiled shower, as well as sliding french doors leading to a beautiful covered deck, overlooking the heated, Inground Pool. The Kitchen is light and bright with unique stone countertops, white appliances and sliders, which overlook the patio and private property. The Living Room and Den both feature separate wood-burning fireplaces, which will add warmth and coziness to those chilly, winter days! The Three Guest Bedrooms allow for plenty of room for family and friends, and feature hardwood flooring throughout. This home is a perfect year-round or seasonal Residence, and is situated very close to all of the wonderful Shops, Restaurants, Entertainment Venues, Beaches and Golf Courses in this area of the Hamptons. It is also a short distance away from the North Fork, with its vast array of Farms, Farm Stands, Vineyards, Breweries, Beaches and Farm-to-Table Restaurants. This home has been lovingly cared for and now awaits its new owner! Must see!!

6. 2024-12-18
   listed $1,119,000 Active 1203-char remark

   Show marketing remark (1203 chars)

   Lovely expanded Ranch on a private, secluded 1/2 Acre lot in a cul-de-sac, featuring 4 Beds and 2 1/2 Baths. The home boasts a very large Primary Ensuite with two generous closets, an updated Full Bath with double-sinks, soaking tub and fully tiled shower, as well as sliding french doors leading to a beautiful covered deck, overlooking the heated, Inground Pool. The Kitchen is light and bright with unique stone countertops, white appliances and sliders, which overlook the patio and private property. The Living Room and Den both feature separate wood-burning fireplaces, which will add warmth and coziness to those chilly, winter days! The Three Guest Bedrooms allow for plenty of room for family and friends, and feature hardwood flooring throughout. This home is a perfect year-round or seasonal Residence, and is situated very close to all of the wonderful Shops, Restaurants, Entertainment Venues, Beaches and Golf Courses in this area of the Hamptons. It is also a short distance away from the North Fork, with its vast array of Farms, Farm Stands, Vineyards, Breweries, Beaches and Farm-to-Table Restaurants. This home has been lovingly cared for and now awaits its new owner! Must see!!

7. 1990-06-01
   soldstatus $166,000

ⓘ 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: $7,496 · $625/mo
• Projected year-2 tax: $15,823 · $1,319/mo
• Expected delta: +$8,327/yr (+$694/mo · 111.1%)

ⓘ 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 · 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: $172,148
• − Mortgage interest: −$80,046
• − Property taxes: −$7,496
• − Insurance: −$7,145
• − Repairs & maintenance: −$13,772
• − Management: −$13,772
• − Depreciation: −$41,571
• Taxable income: $8,346
• Est. tax owed @ 24.0%: −$2,003
• After-tax cash flow: $29,427/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

+760.8% since first listed

7 events — show timeline

• 2026-04-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $1,429,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-05 Sold (Public Records) $1,140,000 Public Records
• 2025-04-25 Sold (MLS) $1,120,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-18 Listed $1,119,000 OneKey® MLS as Distributed by MLS Grid
• 1990-06-01 Sold (Public Records) $166,000 Public Records

Property tax history

+2.5%/yr

Latest (2022): $7,496 · +0.0% YoY. Source: county tax records.