66 Peters Ln · Quiogue, NY 11978

$2,825,000

6 bd · 8.0 ba · 3,489 sqft · SingleFamily public records · 168 Days on market

Built 2024 0.41 ac lot $810/sqft · 15% above area Est $4011k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover refined Hamptons living in this newly completed residence set on a private, thoughtfully positioned lot in the hamlet of Quiogue. Designed with a rear-yard focus to maximize privacy and outdoor enjoyment, the home offers an elegant balance of modern architecture and timeless finishes throughout. An open-concept main level features a chef’s kitchen with premium appliances, spacious dining area, and sun-filled great room anchored by a fireplace and soaring ceilings, creating an ideal setting for both everyday living and entertaining. The primary suite serves as a serene retreat with a private balcony, spa-inspired bath, with generous walk-in closets, while additional bedrooms are beautifully appointed with en-suite baths. A second-floor den provides flexible living space and can easily function as a sixth bedroom. Outdoors, the property is designed for relaxed luxury, featuring a heated saltwater Gunite pool, expansive patio, and manicured grounds complemented by a stylish pool house with full bath, covered patio and outdoor kitchen. A fully finished, permitted lower level adds exceptional bonus space for recreation, media, including an en-suite bedroom. Additional highlights include fully owned solar panels for energy-conscious living, high-end mechanical systems, and meticulous craftsmanship throughout. Discover Westhampton Beach Village shops, dining, and ocean beaches, this exceptional home offers scale, privacy, and modern comfort rarely found at this price point.

Key facts

• Private lot
• Private balcony
• Primary suite

Tags

• PRIVATE LOT
• REAR-YARD FOCUS
• CHEF'S KITCHEN
• SUN-FILLED GREAT ROOM
• PRIMARY SUITE
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 6-bed/8.0-bath single-family listed at $2.83M.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.80M (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.45M (13.4% below list).
• Recommended offer: $2.45M (13.4% below list) — sets the bar for 1% rule.

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; 3 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 $24,453/mo this rent would consume 234% 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 $302k of equity ($20k loan paydown + $282k 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.
• By year 2, paydown + projected appreciation supports a ~$486k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($2.49M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $360k; list at $2.83M implies a 685% 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 $2,445,321 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $4,011,049
• List price: $2,825,000
• Delta: -29.57%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 John St	0.42mi	5/3.0 (-1)	3,124 (-10%)	1mo	$1,570,000	$503	43
466 Montauk Hwy	0.32mi	5/4.5 (-1)	3,950 (+13%)	7mo	$2,900,000	$734	38
14 Happy Ln	0.72mi	5/5.0 (-1)	3,523 (+1%)	17mo	$2,400,000	$681	34
11 Happy Ln	0.73mi	5/4.5 (-1)	3,065 (-12%)	24mo	$2,514,740	$820	7

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $1,525,888
• Equity at exit: $2,544,984

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $4,504,486
• Equity at exit: $5,488,354

Cash invested: $791,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $24,453 medium
• Mortgage (P&I): −$14,815
• Tax est. 1.5%: −$3,531 /mo · $42,375/yr
• Insurance: −$1,177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,135
• Net cashflow: $-205

Break-even live

Break-even rent $24,713

Max offer price $2,795,350

Occupancy floor 96%

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: $706,250
• Closing costs: $84,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Happy Ln Westhampton Beach, NY	5.0	4.5	4211	$55,000	$13.06	24d	1	0.71mi
28 Old Meeting House Rd Quogue, NY	5.0	5.5	4500	$30,000	$6.67	24d	1	1.15mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	24d	1	1.33mi

Listing history 28 events

1. 2026-06-18
   days on market $2,825,000 Active 168 DOM
2. 2026-06-17
   days on market $2,825,000 Active 167 DOM
3. 2026-06-16
   days on market $2,825,000 Active 166 DOM
4. 2026-06-15
   days on market $2,825,000 Active 165 DOM
5. 2026-06-13
   days on market $2,825,000 Active 163 DOM
6. 2026-06-09
   days on market $2,825,000 Active 159 DOM
7. 2026-06-08
   days on market $2,825,000 Active 158 DOM
8. 2026-06-07
   days on market $2,825,000 Active 157 DOM
9. 2026-06-04
   days on market $2,825,000 Active 154 DOM
10. 2026-06-03
    days on market $2,825,000 Active 153 DOM
11. 2026-06-02
    days on market $2,825,000 Active 152 DOM
12. 2026-06-01
    days on market $2,825,000 Active 151 DOM
13. 2026-05-31
    days on market $2,825,000 Active 150 DOM
14. 2026-01-01
    historical

    Show marketing remark (1506 chars)

    Discover refined Hamptons living in this newly completed residence set on a private, thoughtfully positioned lot in the hamlet of Quiogue. Designed with a rear-yard focus to maximize privacy and outdoor enjoyment, the home offers an elegant balance of modern architecture and timeless finishes throughout. An open-concept main level features a chef’s kitchen with premium appliances, spacious dining area, and sun-filled great room anchored by a fireplace and soaring ceilings, creating an ideal setting for both everyday living and entertaining. The primary suite serves as a serene retreat with a private balcony, spa-inspired bath, with generous walk-in closets, while additional bedrooms are beautifully appointed with en-suite baths. A second-floor den provides flexible living space and can easily function as a sixth bedroom. Outdoors, the property is designed for relaxed luxury, featuring a heated saltwater Gunite pool, expansive patio, and manicured grounds complemented by a stylish pool house with full bath, covered patio and outdoor kitchen. A fully finished, permitted lower level adds exceptional bonus space for recreation, media, including an en-suite bedroom. Additional highlights include fully owned solar panels for energy-conscious living, high-end mechanical systems, and meticulous craftsmanship throughout. Discover Westhampton Beach Village shops, dining, and ocean beaches, this exceptional home offers scale, privacy, and modern comfort rarely found at this price point.

15. 2026-01-01
    listed $2,825,000 Active 1506-char remark

    Show marketing remark (1506 chars)

    Discover refined Hamptons living in this newly completed residence set on a private, thoughtfully positioned lot in the hamlet of Quiogue. Designed with a rear-yard focus to maximize privacy and outdoor enjoyment, the home offers an elegant balance of modern architecture and timeless finishes throughout. An open-concept main level features a chef’s kitchen with premium appliances, spacious dining area, and sun-filled great room anchored by a fireplace and soaring ceilings, creating an ideal setting for both everyday living and entertaining. The primary suite serves as a serene retreat with a private balcony, spa-inspired bath, with generous walk-in closets, while additional bedrooms are beautifully appointed with en-suite baths. A second-floor den provides flexible living space and can easily function as a sixth bedroom. Outdoors, the property is designed for relaxed luxury, featuring a heated saltwater Gunite pool, expansive patio, and manicured grounds complemented by a stylish pool house with full bath, covered patio and outdoor kitchen. A fully finished, permitted lower level adds exceptional bonus space for recreation, media, including an en-suite bedroom. Additional highlights include fully owned solar panels for energy-conscious living, high-end mechanical systems, and meticulous craftsmanship throughout. Discover Westhampton Beach Village shops, dining, and ocean beaches, this exceptional home offers scale, privacy, and modern comfort rarely found at this price point.

16. 2025-12-06
    price $2,825,000
17. 2025-06-21
    status Active
18. 2025-03-10
    price $2,999,999
19. 2025-01-09
    price $3,199,000
20. 2024-08-23
    listed $3,279,000 Active
21. 2022-08-14
    soldstatus $360,000
22. 2022-06-22
    soldstatus $360,000 Closed
23. 2022-05-03
    status Pending
24. 2022-04-02
    status Active
25. 2022-04-01
    historical
26. 2021-10-06
    listed $369,000 Active
27. 2019-04-20
    historical
28. 2018-04-20
    listed $295,000 New

ⓘ 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 · 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: $293,439
• − Mortgage interest: −$158,244
• − Property taxes: −$42,375
• − Insurance: −$14,125
• − Repairs & maintenance: −$23,475
• − Management: −$23,475
• − Depreciation: −$82,182
• Taxable loss: −$50,437
• Est. tax savings @ 24.0%: +$12,105
• After-tax cash flow: $9,646/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

+857.6% since first listed

15 events — show timeline

• 2026-01-01 Listed $2,825,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $2,825,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $2,999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $3,199,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Listed $3,279,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-14 Sold (Public Records) $360,000 Public Records
• 2022-06-22 Sold (MLS) $360,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-06 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-04-20 Listed $295,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2022): $1,448 · +0.0% YoY. Source: county tax records.