4 Weesuck Ave · East Quogue, NY 11942

$950,000

3 bd · 2.0 ba · 3,082 sqft · SingleFamily public records · 24 Days on market

Built 1957 0.25 ac lot Est $1427k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming historic cottage in the heart of East Quogue Village offering exceptional potential. This classic cedar-shingled home features 3 bedrooms and 2 bathrooms, an enclosed front porch, and a covered rear deck overlooking a private yard. Set on a perfectly rectangular 0.25-acre parcel, the property provides an excellent footprint for renovation, expansion, or customization. Well kept and newly stained original hardwood floors remain, adding warmth and character, french doors and charming windows provide a quintessential essence, while allowing ample natural light. A partial basement offers additional storage and utility space. Newly painted walls and floors make it a blank canvas, while

Key facts

• 0.25 acre lot
• Built 1957
• Listed 24 days

Property features AI

Exterior

• Parking: No carport; Other parking
• Utilities: Septic tank; Water connected
• Home design: Single family residence; Living area reported as 1360
• Construction: Cedar siding and frame construction
• Exterior features: Cedar and frame construction; Not waterfront

Interior

• Kitchen: Electric cooktop; Oven; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 10
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with ducts; Wall/window air conditioning units
• Interior features: Cathedral ceilings; Formal dining room; Partial basement; Attic access via scuttle
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $950k).
• Recommended offer: $936k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 10.6% in East Quogue — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($936k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $935,750 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.01% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.72%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $1,426,966
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Walnut Ave	0.25mi	3/3.0	2,700 (-12%)	3mo	$1,250,000	$463	61
7 Vail Ave	0.31mi	4/3.5 (+1)	3,076 (-0%)	18mo	$1,212,500	$394	59
65 Old Country Rd	0.39mi	4/3.5 (+1)	2,973 (-4%)	8mo	$1,550,000	$521	58
17 Old Country Rd	0.59mi	4/4.0 (+1)	2,800 (-9%)	24mo	$1,150,000	$411	24

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: 37.2%
• Equity multiple: 2.58×
• Total profit: $420,879
• Equity at exit: $141,648

10-year hold

• IRR: 43.8%
• Equity multiple: 5.16×
• Total profit: $1,106,539
• Equity at exit: $82,139

Cash invested: $266,000 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $19,050 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$646 /mo · $7,749/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,000
• Net cashflow: $9,026

Break-even live

Break-even rent $7,625

Max offer price $950,000

Occupancy floor 48%

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32A Vail Ave East Quogue, NY	4.0	5.0	4442	$23,000	$5.18	10d	1	0.24mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	19d	1	0.45mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	24d	1	0.66mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	22d	1	0.69mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	43d	1	0.75mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	0.79mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	5d	1	0.79mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	43d	1	0.82mi
114 Spinney Rd East Quogue, NY	4.0	3.0	2201	$18,000	$8.18	19d	1	0.85mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	15d	1	1.05mi
73 Spinney Rd East Quogue, NY	3.0	2.5	2400	$25,000	$10.42	19d	1	1.17mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	22d	1	1.17mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	43d	1	1.18mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	43d	1	1.22mi
27 Shinnecock Rd East Quogue, NY	4.0	3.0	3400	$29,000	$8.53	1d	1	1.38mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	43d	1	1.38mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	43d	1	1.48mi

Listing history 2 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   listed $950,000 Active

ⓘ 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: $7,749 · $646/mo
• Projected year-2 tax: $11,902 · $992/mo
• Expected delta: +$4,153/yr (+$346/mo · 53.6%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $228,599
• − Mortgage interest: −$53,215
• − Property taxes: −$7,749
• − Insurance: −$4,750
• − Repairs & maintenance: −$18,288
• − Management: −$18,288
• − Depreciation: −$27,636
• Taxable income: $98,673
• Est. tax owed @ 24.0%: −$23,681
• After-tax cash flow: $84,629/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

• 2026-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $950,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2022): $7,749 · +0.0% YoY. Source: county tax records.