121 Montauk Hwy · Quogue, NY 11959

$1,851,000

3 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 1 Days on market

Built 1976 Est $1706k · 8% over

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Why this score? — see what drove the D+ 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 +15.2/30.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• ARV discount +3.7/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Quogue Village Hideaway-Serenity Awaits - Quogue Village Expanded Ranch. A one-of-a-kind indoor Glass Atrium with slate koi pond and perennial garden anchors the main living areas in tranquil, zen-inspired style. The Chef's Kitchen with pantry and breakfast bar flows seamlessly into a sun-drenched Dining Room and Family Room with fireplace. The private East Wing offers a Primary Suite and two additional Guest Rooms. A three-car garage with car lift and workshop, plus a versatile bonus space with separate entrance and full bath above the garage - perfect for a home office or creative studio. All set on a lush, level one-acre lot within the Incorporated Village of Quogue. Enjoy exceptionally

Key facts

• Garage
• Built 1976

Property features AI

Exterior

• Parking: Garage
• Home design: Single family home; 1 story
• Exterior features: Garden

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Air conditioning
• Interior features: Fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $654 ($8k/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 $1.70M (8.1% below list).
• Recommended offer: $1.70M (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#600 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Quogue Union Free School District (suburban): math 70% / reading 80% proficiency, ranked #125 of 755 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $87k of equity ($13k loan paydown + $74k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $518k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$140k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,701,972 (8.1% below list)

Questions for the listing agent

1. Built in 1976 — 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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,706,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Old Depot	0.45mi	3/2.5	2,156 (-3%)	3mo	$1,325,000	$615	70
20 Foster Rd	0.35mi	3/3.0	2,241 (+1%)	17mo	$1,725,000	$770	64
8 Hidden Path	0.29mi	4/2.0 (+1)	2,406 (+9%)	6mo	$1,210,000	$503	62
7 Shinnecock Rd	0.32mi	4/3.0 (+1)	2,117 (-4%)	17mo	$5,750,000	$2,716	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.71×
• Total profit: $365,982
• Equity at exit: $939,852

10-year hold

• IRR: 13.2%
• Equity multiple: 3.17×
• Total profit: $1,125,513
• Equity at exit: $1,538,296

Cash invested: $518,280 (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 11959

• Home prices YoY: 1.1%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $17,020 medium
• Mortgage (P&I): −$9,707
• Tax est. 1.5%: −$2,314 /mo · $27,765/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,574
• Net cashflow: $654

Break-even live

Break-even rent $16,192

Max offer price $1,851,000

Occupancy floor 91%

Sensitivity live

Price	-10% $1,933	-5% $1,293	+0% $654	+5% $14	+10% $-625
Rent	-10% $-691	-5% $-19	+0% $654	+5% $1,326	+10% $1,998
Rate	-1.0pp $1,586	-0.5pp $1,125	base $654	+0.5pp $174	+1.0pp $-314

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: $462,750
• Closing costs: $55,530
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Quogue Riverhead Rd Quogue, NY	3.0	3.0	2054	$15,000	$7.30	25d	1	0.79mi
11 Post Xing East Quogue, NY	3.0	2.0	2926	$20,000	$6.84	20d	1	1.27mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	44d	1	1.27mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	25d	1	1.28mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	44d	1	1.34mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	23d	1	1.35mi

Listing history 2 events

1. 2026-06-08
   remarks 699-char remark
2. 2026-06-08
   listed $1,851,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $204,237
• − Mortgage interest: −$103,685
• − Property taxes: −$27,765
• − Insurance: −$9,255
• − Repairs & maintenance: −$16,339
• − Management: −$16,339
• − Depreciation: −$53,847
• Taxable loss: −$22,993
• Est. tax savings @ 24.0%: +$5,518
• After-tax cash flow: $13,363/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: Quogue Union Free School District
• NCES district ID: 3624060
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $66,746
• Composite: 66.09/100
• National rank: #960
• State rank: #125 of 755 in NY

Livability — Quogue

• Score: 67/100
• State rank: #600
• US rank: #10895

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quogue, NY
• City population: 576
• Population (ZIP): 576

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 (71%)
• Race & ethnicity: White 71% Two or more races 23% Hispanic / Latino 23% Black 3%
• Common ancestry: Italian 21% Portuguese 7% Scotch-Irish 4%
• Foreign-born: 18% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▲ 4.01%
• Current HPI: 364.8746
• 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