620 Montauk Hwy · Quiogue, NY 11978

$254,999

2 bd · 1.0 ba · 480 sqft · Land public records · 3 Days on market

Built 2003

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Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy this great location for summer or year round. Suffolk Pines is a small treed mobile home park in the Hamlet of Quiogue in Westhampton Beach, The park is well kept and managed locally. Minutes to village and beaches. Easy access to both forks This unit has 2 bedrooms, a full bath, washer dryer, eat in kitchen, and bright sunny living room. Enjoy sitting outside in a park like setting with an outdoor covered patio. Full Storage Shed. Great location in the park for easy in out access. Cannot rent. Cash only. Monthly Maintenance $647.includes Tax, Garbage, Snow Removal & Park Maintenance..

Key facts

• Modern finishes
• Granite countertops
• Quiet community

Tags

• RENOVATED MOBILE HOME
• QUIET COMMUNITY
• EASY ACCESS TO BEACHES
• MODERN FINISHES
• WOOD SHAKER CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $255k.

Deal economics

• At list price, monthly cash flow is $10k ($123k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $255k).

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: schools D+, amenities F, commute 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.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $15,221/mo this rent would consume 146% 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 $27k of equity ($2k loan paydown + $26k 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 $71k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 13y 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 $135k; list at $255k implies a 89% 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 $254,999

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 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?
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: 5.97% ✓
• Cap rate: 54.59%
• Cash-on-cash: 172.47%
• DSCR: 8.67
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.10×
• Total profit: $792,711
• Equity at exit: $229,723

10-year hold

• IRR: —
• Equity multiple: 26.50×
• Total profit: $1,820,871
• Equity at exit: $495,407

Cash invested: $71,400 (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: 1.4×

Monthly cashflow live

• Estimated rent: $15,221 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,196
• Net cashflow: $10,262

Break-even live

Break-even rent $2,231

Max offer price $254,999

Occupancy floor 28%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Mill Rd Unit PH Westhampton Beach, NY	1.0	1.0	300	$3,000	$10.00	44d	1	1.29mi

Listing history 4 events

1. 2026-06-18
   days on market $254,999 Active 3 DOM
2. 2026-06-17
   days on market $254,999 Active 2 DOM
3. 2026-06-16
   remarks 691-char remark
4. 2026-06-16
   listed $254,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $182,649
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$14,612
• − Management: −$14,612
• − Depreciation: −$7,418
• Taxable income: $126,623
• Est. tax owed @ 24.0%: −$30,390
• After-tax cash flow: $92,756/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

-71.7% since first listed

30 events — show timeline

• 2026-06-16 Listed $254,999 FSBO.com
• 2022-10-28 Sold (MLS) $135,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-09 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2022-06-17 Sold (MLS) $71,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-09 Listed $55,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-05 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-04 Sold (MLS) $75,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-29 Sold (MLS) $62,900 OneKey® MLS as Distributed by MLS Grid
• 2019-11-08 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-08 Listed $63,900 OneKey® MLS as Distributed by MLS Grid
• 2019-09-20 Sold (MLS) $65,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-25 Listed $65,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-27 Sold (MLS) $40,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-19 Listed $49,900 OneKey® MLS as Distributed by MLS Grid
• 2018-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-05-11 Price Changed $49,999 OneKey® MLS as Distributed by MLS Grid
• 2018-03-10 Listed $55,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-24 Sold (MLS) $28,000 MLSLI
• 2015-08-24 Sold (MLS) $28,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-18 Listed $32,000 MLSLI
• 2015-05-18 Listed $32,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-26 Sold (MLS) $21,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-01 Listed $24,990 OneKey® MLS as Distributed by MLS Grid
• 2013-08-10 Sold (MLS) $24,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-18 Listed $27,500 OneKey® MLS as Distributed by MLS Grid
• 1999-05-13 Sold (Public Records) $900,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $15,249 · +0.0% YoY. Source: county tax records.