6 Oakland Ln · East Quogue, NY 11942

$1,399,000

5 bd · 2.0 ba · 2,476 sqft · SingleFamily public records · 59 Days on market

Built 1962 1.13 ac lot $565/sqft · 11% below area Est $1063k · 32% over $42/mo HOA

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Expanded Cape set on 1.16 private acres in the Pinesfield community of East Quogue. This 5-bedroom, 2-bath home offers 1,682 sq ft of livable space across two floors. The main level features an open kitchen with a breakfast nook, formal dining area, living room, two bedrooms, and a full bath. The second floor offers three bedrooms including a generous primary suite. Outside, enjoy an in-ground pool, tennis court and beautifully landscaped grounds. Attached 2-car garage. East Quogue School District.

Key facts

• 1.13 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.40M).
• Recommended offer: $1.36M (3.0% below list) — sets the bar for market timing.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $10k of loan paydown is wiped out by about $42k 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 $392k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $295k; list at $1.40M implies a 374% 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 $1,357,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,063,256
• List price: $1,399,000
• Delta: 31.58%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Osprey Ave	0.12mi	4/3.0 (-1)	2,200 (-11%)	2mo	$1,700,000	$773	66
2 Canvasback Ln	0.23mi	4/4.5 (-1)	2,276 (-8%)	16mo	$1,200,000	$527	48
34 Shinnecock Rd	0.60mi	5/3.0	2,575 (+4%)	18mo	$1,550,000	$602	47
15 Wild Cherry Ln	0.58mi	4/3.0 (-1)	2,800 (+13%)	14mo	$1,800,000	$643	30

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $23,853
• Equity at exit: $208,595

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $342,534
• Equity at exit: $120,960

Cash invested: $391,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $16,085 high
• Mortgage (P&I): −$7,337
• Tax from tax record: −$807 /mo · $9,684/yr
• Insurance: −$583
• HOA: −$42
• Vacancy / Maint / Mgmt: −$3,378
• Net cashflow: $3,939

Break-even live

Break-even rent $11,099

Max offer price $1,399,000

Occupancy floor 71%

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Landing Ln East Quogue, NY	6.0	4.5	3000	$50,000	$16.67	21d	1	0.10mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	21d	1	0.20mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	21d	1	0.40mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	43d	1	0.48mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	24d	1	0.53mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	43d	1	0.62mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	24d	1	0.72mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	0.83mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	5d	1	0.83mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	43d	1	0.84mi
19 Pine Tree Ln East Quogue, NY	6.0	5.0	2872	$23,000	$8.01	1d	1	0.85mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	15d	1	0.89mi
36 Walker Ave East Quogue, NY	5.0	3.0	2500	$23,000	$9.20	7d	1	0.98mi
2 Bayside Ave East Quogue, NY	4.0	3.0	2280	$80,000	$35.09	21d	1	1.09mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	43d	1	1.18mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	43d	1	1.19mi
21 Bayside Ave East Quogue, NY	4.0	3.0	2900	$14,000	$4.83	43d	1	1.20mi
16 Vail Ave East Quogue, NY	5.0	2.0	1796	$4,500	$2.51	43d	1	1.23mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	43d	1	1.35mi
8 Paynes Ln East Quogue, NY	4.0	2.0	1776	$18,000	$10.14	43d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: landscapingpool

Listing history 17 events

1. 2026-06-18
   days on market $1,399,000 Active 59 DOM
2. 2026-06-17
   days on market $1,399,000 Active 58 DOM
3. 2026-06-16
   days on market $1,399,000 Active 57 DOM
4. 2026-06-15
   days on market $1,399,000 Active 56 DOM
5. 2026-06-13
   days on market $1,399,000 Active 54 DOM
6. 2026-06-13
   days on market $1,399,000 Active 53 DOM
7. 2026-06-09
   days on market $1,399,000 Active 50 DOM
8. 2026-06-08
   days on market $1,399,000 Active 49 DOM
9. 2026-06-07
   days on market $1,399,000 Active 48 DOM
10. 2026-06-04
    days on market $1,399,000 Active 45 DOM
11. 2026-06-03
    days on market $1,399,000 Active 44 DOM
12. 2026-06-02
    days on market $1,399,000 Active 43 DOM
13. 2026-06-01
    days on market $1,399,000 Active 42 DOM
14. 2026-05-31
    days on market $1,399,000 Active 41 DOM
15. 2026-05-18
    price $1,399,000 503-char remark

    Show marketing remark (503 chars)

    Expanded Cape set on 1.16 private acres in the Pinesfield community of East Quogue. This 5-bedroom, 2-bath home offers 1,682 sq ft of livable space across two floors. The main level features an open kitchen with a breakfast nook, formal dining area, living room, two bedrooms, and a full bath. The second floor offers three bedrooms including a generous primary suite. Outside, enjoy an in-ground pool, tennis court and beautifully landscaped grounds. Attached 2-car garage. East Quogue School District.

16. 2026-04-20
    listed $1,500,000 Active 503-char remark

    Show marketing remark (503 chars)

    Expanded Cape set on 1.16 private acres in the Pinesfield community of East Quogue. This 5-bedroom, 2-bath home offers 1,682 sq ft of livable space across two floors. The main level features an open kitchen with a breakfast nook, formal dining area, living room, two bedrooms, and a full bath. The second floor offers three bedrooms including a generous primary suite. Outside, enjoy an in-ground pool, tennis court and beautifully landscaped grounds. Attached 2-car garage. East Quogue School District.

17. 1986-09-23
    soldstatus $295,000

ⓘ 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: $9,684 · $807/mo
• Projected year-2 tax: $16,664 · $1,389/mo
• Expected delta: +$6,980/yr (+$582/mo · 72.1%)

ⓘ 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 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: $193,020
• − Mortgage interest: −$78,366
• − Property taxes: −$9,684
• − Insurance: −$6,995
• − Repairs & maintenance: −$15,442
• − Management: −$15,442
• − HOA: −$504
• − Depreciation: −$40,698
• Taxable income: $25,890
• Est. tax owed @ 24.0%: −$6,214
• After-tax cash flow: $41,051/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

+374.2% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $1,399,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 1986-09-23 Sold (Public Records) $295,000 Public Records

Property tax history

+0.7%/yr

Latest (2022): $9,684 · +0.0% YoY. Source: county tax records.