531 Montauk Hwy · Quiogue, NY 11978

$975,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 50 Days on market

Built 1994 10,019 sqft lot $764/sqft · 7% below area Est $1044k · 7% under

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a place to call your own in Quiogue Hamlet of Westhampton Beach, this three bedroom one bath ranch nestled on just shy of a quarter acre on a quiet flag lot offers privacy and comfort. This home also offers a spacious living room and dining area great for entertaining. A one car garage convenient for parking or storage. Adjacent properties MLS# 992544 and MLS# 992470 are also listed for sale, presenting a potential opportunity for expansion or investment.

Key facts

• 0.23 acre lot
• Garage
• Built 1994

Property features AI

Exterior

• Parking: Driveway; One garage space
• Utilities: Cesspool septic; Cable connected; Electricity connected; Propane; Private trash collection
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 6 (includes bedroom(s) on the first floor)
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Storage space; Partially finished basement with Bilco door access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $975k.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $975k).
• Recommended offer: $946k (3.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $19,239/mo this rent would consume 184% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $104k of equity ($7k loan paydown + $98k 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 $273k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$168k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $945,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.97% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.04%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (median comp): $1,043,809
• List price: $975,000
• Delta: -6.59%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Fairview Ave	0.18mi	4/2.0 (+1)	1,454 (+14%)	11mo	$800,000	$550	50
51 Peters Ln	0.44mi	3/2.0	1,200 (-6%)	22mo	$935,000	$779	47
77 Peters Ln	0.53mi	4/2.0 (+1)	1,170 (-8%)	15mo	$700,000	$598	40

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: 56.1%
• Equity multiple: 5.12×
• Total profit: $1,125,439
• Equity at exit: $878,357

10-year hold

• IRR: 49.6%
• Equity multiple: 11.43×
• Total profit: $2,846,089
• Equity at exit: $1,894,211

Cash invested: $273,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $19,239 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$343 /mo · $4,115/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,040
• Net cashflow: $9,337

Break-even live

Break-even rent $7,420

Max offer price $975,000

Occupancy floor 46%

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.16mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.58mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	3d	1	0.84mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	24d	1	0.85mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	24d	1	0.89mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	0.91mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	43d	1	0.99mi
14 Park Cir Quogue, NY	3.0	2.0	1300	$20,000	$15.38	24d	1	1.14mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	1.21mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	1.23mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	43d	1	1.24mi
1 Watersedge Dr Quogue, NY	2.0	2.5	1835	$25,000	$13.62	19d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $975,000 Active 50 DOM
2. 2026-06-17
   days on market $975,000 Active 49 DOM
3. 2026-06-16
   days on market $975,000 Active 48 DOM
4. 2026-06-15
   days on market $975,000 Active 47 DOM
5. 2026-06-13
   days on market $975,000 Active 45 DOM
6. 2026-06-09
   days on market $975,000 Active 41 DOM
7. 2026-06-08
   days on market $975,000 Active 40 DOM
8. 2026-06-07
   days on market $975,000 Active 39 DOM
9. 2026-06-04
   days on market $975,000 Active 36 DOM
10. 2026-06-03
    days on market $975,000 Active 35 DOM
11. 2026-06-02
    days on market $975,000 Active 34 DOM
12. 2026-06-02
    price $975,000 Active 33 DOM
13. 2026-06-01
    days on market $999,000 Active 33 DOM
14. 2026-05-31
    days on market $999,000 Active 32 DOM
15. 2026-04-28
    listed $999,000 Active 472-char remark
16. 2025-02-27
    historical $3,900
17. 2024-12-06
    listed $3,900
18. 2024-05-18
    historical $35,000
19. 2024-05-11
    listed $35,000
20. 2024-05-08
    historical $35,000
21. 2024-04-29
    historical $35,000
22. 2024-04-29
    listed $35,000
23. 2024-04-28
    price $4,200
24. 2024-04-09
    listed $4,500

ⓘ 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: $4,115 · $343/mo
• Projected year-2 tax: $10,296 · $858/mo
• Expected delta: +$6,181/yr (+$515/mo · 150.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $230,873
• − Mortgage interest: −$54,615
• − Property taxes: −$4,115
• − Insurance: −$4,875
• − Repairs & maintenance: −$18,470
• − Management: −$18,470
• − Depreciation: −$28,364
• Taxable income: $101,964
• Est. tax owed @ 24.0%: −$24,471
• After-tax cash flow: $87,572/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

+21566.7% since first listed

11 events — show timeline

• 2026-06-01 Price Changed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-27 Rental Removed $3,900 ONEKEY
• 2024-12-06 Listed for Rent $3,900 ONEKEY
• 2024-05-18 Rental Removed $35,000 ONEKEY
• 2024-05-11 Listed for Rent $35,000 ONEKEY
• 2024-05-08 Rental Removed $35,000 ONEKEY
• 2024-04-29 Rental Removed $35,000 ONEKEY
• 2024-04-29 Listed for Rent $35,000 ONEKEY
• 2024-04-28 Price Changed $4,200 ONEKEY
• 2024-04-09 Listed for Rent $4,500 ONEKEY

Property tax history

+1.6%/yr

Latest (2022): $4,115 · +0.0% YoY. Source: county tax records.