131 Malloy Dr · East Quogue, NY 11942

$2,259,000

3 bd · 4.0 ba · 3,983 sqft · SingleFamily public records · 148 Days on market

Built 2008 0.98 ac lot $567/sqft · 5% below area Est $2379k · 5% 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).

• Cash flow +20.2/30.0
• ARV discount +9.8/15.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Its a opportunity knocking to own this beautiful Piece of mastercraftsman ship . Beautiful expanded Ranch. From the moment you enter the grand Foyer you will be welcomed by huge 2 story height designer columns and soaring ceilings of grand living room with Gas fired Fireplace . Huge Glass doors in living room seamlessly leading you into resort type backyard. Living room and kitchen linked with bar nook countertops , Aesthetically and functionally laid out house . All High End material used in fabrication of this house every corner from floors to ceiling exudes luxury very well demonstrated with high end finishes . This house is located in most desired highly sought after community of East Quogue . 4 bedrooms, 4 baths, Living Room and family Room, Soaring ceilings throughout the house .You will experience in every corner unparalleled elegance and sophistication in this approx. 4000 Square feet meticulously designed livable space. The chef-inspired gourmet Kitchen feature custom cabinetry with Spacious Granite Island and all professional grade high end appliances of Wolf and Sub Zero. Master Ensuite has Oversized Soaking tub, and a seperate oversized rain shower, Double vanities . Resort style Backyard showcases heated inground pool surrounded by manicured lawn with specimen trees and Garden decor and planters. There is seamless indoor-outdoor connection to a resort style backyard from kitchen and living room for large family gatherings showcasing luxurious entertaining in a very private settings surrounded by trees. It has full basement supported with steel beams and pillars which needs your imagination in completion to your specific needs , Six minutes drive to East Quogue Marine Park for boating and fishing .This residence is more than a home,it is refined lifestyle combining everyday comfort with luxury. Too much to say it is worth making a trip to get a feel of this beauty . A must see house and priced right for the house in its class.

Key facts

• Grand foyer
• Soaring ceilings
• Resort type backyard

Tags

• EXPANDED RANCH
• GRAND FOYER
• DESIGNER COLUMNS
• SOARING CEILINGS
• GAS FIRED FIREPLACE
• RESORT TYPE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $2.26M.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.13M (5.5% below list).
• Recommended offer: $1.99M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 75 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $16k of loan paydown is wiped out by about $68k 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

• It's been on market 148 days — a 12% lower offer ($1.99M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $240k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.90M; 19% 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 $1,987,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $2,379,031
• List price: $2,259,000
• Delta: -5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Chardonnay Dr	0.15mi	4/4.0 (+1)	4,000 (+0%)	11mo	$2,625,000	$656	78
13 Corbett Dr	0.53mi	4/4.0 (+1)	3,936 (-1%)	18mo	$1,950,000	$495	53

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-184,048
• Equity at exit: $336,824

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $72,236
• Equity at exit: $195,317

Cash invested: $632,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $21,347 medium
• Mortgage (P&I): −$11,846
• Tax from tax record: −$1,208 /mo · $14,495/yr
• Insurance: −$941
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,483
• Net cashflow: $2,868

Break-even live

Break-even rent $17,716

Max offer price $2,259,000

Occupancy floor 82%

Sensitivity live

Price	-10% $4,147	-5% $3,508	+0% $2,868	+5% $2,229	+10% $1,589
Rent	-10% $1,182	-5% $2,025	+0% $2,868	+5% $3,711	+10% $4,555
Rate	-1.0pp $4,006	-0.5pp $3,443	base $2,868	+0.5pp $2,283	+1.0pp $1,687

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: $564,750
• Closing costs: $67,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	44d	1	0.32mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	44d	1	0.46mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	44d	1	0.73mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	25d	1	0.77mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	44d	1	0.79mi
8 Hyler Dr Hampton Bays, NY	4.0	3.5	2808	$18,000	$6.41	44d	1	1.10mi

Listing history 42 events

1. 2026-06-18
   days on market $2,259,000 Active 148 DOM
2. 2026-06-17
   days on market $2,259,000 Active 147 DOM
3. 2026-06-16
   days on market $2,259,000 Active 146 DOM
4. 2026-06-15
   days on market $2,259,000 Active 145 DOM
5. 2026-06-13
   days on market $2,259,000 Active 143 DOM
6. 2026-06-13
   days on market $2,259,000 Active 142 DOM
7. 2026-06-09
   days on market $2,259,000 Active 139 DOM
8. 2026-06-08
   days on market $2,259,000 Active 138 DOM
9. 2026-06-07
   days on market $2,259,000 Active 137 DOM
10. 2026-06-04
    days on market $2,259,000 Active 134 DOM
11. 2026-06-03
    days on market $2,259,000 Active 133 DOM
12. 2026-06-02
    days on market $2,259,000 Active 132 DOM
13. 2026-06-01
    days on market $2,259,000 Active 131 DOM
14. 2026-05-31
    days on market $2,259,000 Active 130 DOM
15. 2026-05-14
    price $2,259,000 1983-char remark

    Show marketing remark (1983 chars)

    Its a opportunity knocking to own this beautiful Piece of mastercraftsman ship . Beautiful expanded Ranch. From the moment you enter the grand Foyer you will be welcomed by huge 2 story height designer columns and soaring ceilings of grand living room with Gas fired Fireplace . Huge Glass doors in living room seamlessly leading you into resort type backyard. Living room and kitchen linked with bar nook countertops , Aesthetically and functionally laid out house . All High End material used in fabrication of this house every corner from floors to ceiling exudes luxury very well demonstrated with high end finishes . This house is located in most desired highly sought after community of East Quogue . 4 bedrooms, 4 baths, Living Room and family Room, Soaring ceilings throughout the house .You will experience in every corner unparalleled elegance and sophistication in this approx. 4000 Square feet meticulously designed livable space. The chef-inspired gourmet Kitchen feature custom cabinetry with Spacious Granite Island and all professional grade high end appliances of Wolf and Sub Zero. Master Ensuite has Oversized Soaking tub, and a seperate oversized rain shower, Double vanities . Resort style Backyard showcases heated inground pool surrounded by manicured lawn with specimen trees and Garden decor and planters. There is seamless indoor-outdoor connection to a resort style backyard from kitchen and living room for large family gatherings showcasing luxurious entertaining in a very private settings surrounded by trees. It has full basement supported with steel beams and pillars which needs your imagination in completion to your specific needs , Six minutes drive to East Quogue Marine Park for boating and fishing .This residence is more than a home,it is refined lifestyle combining everyday comfort with luxury. Too much to say it is worth making a trip to get a feel of this beauty . A must see house and priced right for the house in its class.

16. 2026-01-21
    listed $2,499,000 Active 1983-char remark

    Show marketing remark (1983 chars)

    Its a opportunity knocking to own this beautiful Piece of mastercraftsman ship . Beautiful expanded Ranch. From the moment you enter the grand Foyer you will be welcomed by huge 2 story height designer columns and soaring ceilings of grand living room with Gas fired Fireplace . Huge Glass doors in living room seamlessly leading you into resort type backyard. Living room and kitchen linked with bar nook countertops , Aesthetically and functionally laid out house . All High End material used in fabrication of this house every corner from floors to ceiling exudes luxury very well demonstrated with high end finishes . This house is located in most desired highly sought after community of East Quogue . 4 bedrooms, 4 baths, Living Room and family Room, Soaring ceilings throughout the house .You will experience in every corner unparalleled elegance and sophistication in this approx. 4000 Square feet meticulously designed livable space. The chef-inspired gourmet Kitchen feature custom cabinetry with Spacious Granite Island and all professional grade high end appliances of Wolf and Sub Zero. Master Ensuite has Oversized Soaking tub, and a seperate oversized rain shower, Double vanities . Resort style Backyard showcases heated inground pool surrounded by manicured lawn with specimen trees and Garden decor and planters. There is seamless indoor-outdoor connection to a resort style backyard from kitchen and living room for large family gatherings showcasing luxurious entertaining in a very private settings surrounded by trees. It has full basement supported with steel beams and pillars which needs your imagination in completion to your specific needs , Six minutes drive to East Quogue Marine Park for boating and fishing .This residence is more than a home,it is refined lifestyle combining everyday comfort with luxury. Too much to say it is worth making a trip to get a feel of this beauty . A must see house and priced right for the house in its class.

17. 2025-09-11
    historical $15,000
18. 2025-08-01
    listed $15,000
19. 2025-06-26
    historical $15,000
20. 2024-11-26
    listed $15,000
21. 2024-11-26
    historical $15,000
22. 2024-10-24
    price $15,000
23. 2024-09-25
    price $25,000
24. 2024-09-19
    listed $10,000
25. 2024-09-02
    historical $40,000
26. 2024-06-27
    price $40,000
27. 2024-03-26
    listed
28. 2024-02-24
    historical
29. 2023-08-03
    listed
30. 2022-11-25
    soldstatus $1,900,000 Closed 1090-char remark

    Show marketing remark (1090 chars)

    Nestled on a tranquil shy 1 acre of beautiful manicured lawns and colorful gardens,In the highly sought after Southampton Pines is where you'll find this inviting and relaxing retreat.Boasting just under 4,000 sqft of unparalleled luxurious interior living spaces enhanced by fabulous ceiling heights and main entertaining room areas which embrace the natural elements of the indoor and outdoor living spaces effortlessly. The spacious kitchen is appointed for the discerning chef features a large center Island, wine refrigerator and large walk in pantry.Porcelain tile floors, granite countertops and custom wood cabinetry join the breakfast nook to round out this inviting cooks haven.Additional highlights include a separate west wing with 2 spacious ensuite guest bedrooms along with a large cinema lounge. The east wing consists of a large office/library along with the private owners suite, lux resort style bath and its private access to the sunsoaked heated pool deck/patio and lounge., Additional information: Appearance:Diamond,Interior Features:Guest Quarters,Lr/Dr,Marble Bath

31. 2022-11-23
    soldstatus $1,900,000
32. 2022-08-24
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    Nestled on a tranquil shy 1 acre of beautiful manicured lawns and colorful gardens,In the highly sought after Southampton Pines is where you'll find this inviting and relaxing retreat.Boasting just under 4,000 sqft of unparalleled luxurious interior living spaces enhanced by fabulous ceiling heights and main entertaining room areas which embrace the natural elements of the indoor and outdoor living spaces effortlessly. The spacious kitchen is appointed for the discerning chef features a large center Island, wine refrigerator and large walk in pantry.Porcelain tile floors, granite countertops and custom wood cabinetry join the breakfast nook to round out this inviting cooks haven.Additional highlights include a separate west wing with 2 spacious ensuite guest bedrooms along with a large cinema lounge. The east wing consists of a large office/library along with the private owners suite, lux resort style bath and its private access to the sunsoaked heated pool deck/patio and lounge., Additional information: Appearance:Diamond,Interior Features:Guest Quarters,Lr/Dr,Marble Bath

33. 2022-07-28
    listed $1,975,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    Nestled on a tranquil shy 1 acre of beautiful manicured lawns and colorful gardens,In the highly sought after Southampton Pines is where you'll find this inviting and relaxing retreat.Boasting just under 4,000 sqft of unparalleled luxurious interior living spaces enhanced by fabulous ceiling heights and main entertaining room areas which embrace the natural elements of the indoor and outdoor living spaces effortlessly. The spacious kitchen is appointed for the discerning chef features a large center Island, wine refrigerator and large walk in pantry.Porcelain tile floors, granite countertops and custom wood cabinetry join the breakfast nook to round out this inviting cooks haven.Additional highlights include a separate west wing with 2 spacious ensuite guest bedrooms along with a large cinema lounge. The east wing consists of a large office/library along with the private owners suite, lux resort style bath and its private access to the sunsoaked heated pool deck/patio and lounge., Additional information: Appearance:Diamond,Interior Features:Guest Quarters,Lr/Dr,Marble Bath

34. 2022-07-14
    historical
35. 2022-01-14
    listed $1,975,000
36. 2017-10-31
    historical
37. 2017-04-30
    listed $1,625,000 New
38. 2016-11-26
    historical
39. 2016-05-26
    listed $1,595,000 New
40. 2015-12-11
    historical
41. 2015-07-18
    listed $1,595,000
42. 2001-10-03
    soldstatus $120,000

ⓘ 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: $14,495 · $1,208/mo
• Projected year-2 tax: $26,336 · $2,195/mo
• Expected delta: +$11,841/yr (+$987/mo · 81.7%)

ⓘ 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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $256,159
• − Mortgage interest: −$126,539
• − Property taxes: −$14,495
• − Insurance: −$11,295
• − Repairs & maintenance: −$20,493
• − Management: −$20,493
• − Depreciation: −$65,716
• Taxable loss: −$2,872
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $35,108/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

+1782.5% since first listed

28 events — show timeline

• 2026-05-14 Price Changed $2,259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Rental Removed $15,000 ONEKEY
• 2025-08-01 Listed for Rent $15,000 ONEKEY
• 2025-06-26 Rental Removed $15,000 ONEKEY
• 2024-11-26 Listed for Rent $15,000 ONEKEY
• 2024-11-26 Rental Removed $15,000 ONEKEY
• 2024-10-24 Price Changed $15,000 ONEKEY
• 2024-09-25 Price Changed $25,000 ONEKEY
• 2024-09-19 Listed for Rent $10,000 ONEKEY
• 2024-09-02 Rental Removed $40,000 ONEKEY
• 2024-06-27 Price Changed $40,000 ONEKEY
• 2024-03-26 Listed for Rent — ONEKEY
• 2024-02-24 Rental Removed — ONEKEY
• 2023-08-03 Listed for Rent — ONEKEY
• 2022-11-25 Sold (MLS) $1,900,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-23 Sold (Public Records) $1,900,000 Public Records
• 2022-08-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-28 Listed $1,975,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-14 Listing Removed — Cincy MLS
• 2022-01-14 Listed $1,975,000 Cincy MLS
• 2017-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-30 Listed $1,625,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-26 Listed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-07-18 Listed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2001-10-03 Sold (Public Records) $120,000 Public Records

Property tax history

+0.8%/yr

Latest (2022): $14,495 · +0.0% YoY. Source: county tax records.