74 Maple St · East Quogue, NY 11942

$399,999

3 bd · 2.0 ba · 960 sqft · Manufactured · 82 Days on market

Built 1973 Good condition $417/sqft · 80% above area $762/mo HOA · 12% of rent

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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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your New Home! Experience the perfect blend of comfort and space and community in this Beautifully maintained 3 Bedroom, 2 Full Bathroom double-wide manufactured home. Nestled in a vibrant and pet friendly complex, this property offers a generous layout of a traditional house with the convenience of managed community living. large driveway leading to a large Sunroom attached to the home. Nice size yard with a storage shed with electric. Move in Condition with beautiful vinyl flooring throughout. White kitchen cabinets with Stainless Steel Appliances. Gas stove is Propane, Forced Air heat is oil. HOA also covers taxes n land rent

Key facts

• Built 1973
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $376k (6.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

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 $375,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 5.3

CMA / ARV

• ARV (median comp): $222,500
• List price: $399,999
• Delta: 79.77%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Spruce St	0.13mi	2/2.0 (-1)	924 (-4%)	19mo	$300,000	$325	67

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $27,565
• Equity at exit: $59,641

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $144,522
• Equity at exit: $34,585

Cash invested: $112,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $6,289 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$762
• Vacancy / Maint / Mgmt: −$1,321
• Net cashflow: $1,442

Break-even live

Break-even rent $4,464

Max offer price $399,999

Occupancy floor 72%

Sensitivity live

Price	-10% $1,718	-5% $1,580	+0% $1,442	+5% $1,303	+10% $1,165
Rent	-10% $945	-5% $1,193	+0% $1,442	+5% $1,690	+10% $1,938
Rate	-1.0pp $1,643	-0.5pp $1,543	base $1,442	+0.5pp $1,338	+1.0pp $1,233

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	44d	1	0.24mi
6 W End Ave East Quogue, NY	2.0	1.0	1011	$10,000	$9.89	44d	1	1.07mi
57 W End Ave Unit 1546017P East Quogue, NY	2.0	1.0	699	$5,463	$7.82	17d	1	1.23mi
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	44d	1	1.38mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	11d	1	1.43mi

HOA detail

• Monthly dues: $762 · $9,144/yr
• Likely covers: gaselectric

Listing history 16 events

1. 2026-06-18
   days on market $399,999 Active 82 DOM
2. 2026-06-17
   days on market $399,999 Active 81 DOM
3. 2026-06-16
   days on market $399,999 Active 80 DOM
4. 2026-06-15
   days on market $399,999 Active 79 DOM
5. 2026-06-13
   days on market $399,999 Active 77 DOM
6. 2026-06-13
   days on market $399,999 Active 76 DOM
7. 2026-06-09
   days on market $399,999 Active 73 DOM
8. 2026-06-08
   days on market $399,999 Active 72 DOM
9. 2026-06-07
   days on market $399,999 Active 71 DOM
10. 2026-06-04
    days on market $399,999 Active 68 DOM
11. 2026-06-03
    days on market $399,999 Active 67 DOM
12. 2026-06-02
    days on market $399,999 Active 66 DOM
13. 2026-06-01
    days on market $399,999 Active 65 DOM
14. 2026-05-31
    days on market $399,999 Active 64 DOM
15. 2026-03-28
    listed $399,999 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to your New Home! Experience the perfect blend of comfort and space and community in this Beautifully maintained 3 Bedroom, 2 Full Bathroom double-wide manufactured home. Nestled in a vibrant and pet friendly complex, this property offers a generous layout of a traditional house with the convenience of managed community living. large driveway leading to a large Sunroom attached to the home. Nice size yard with a storage shed with electric. Move in Condition with beautiful vinyl flooring throughout. White kitchen cabinets with Stainless Steel Appliances. Gas stove is Propane, Forced Air heat is oil. HOA also covers taxes n land rent

16. 2026-03-25
    historical $399,999 649-char remark

    Show marketing remark (649 chars)

    Welcome to your New Home! Experience the perfect blend of comfort and space and community in this Beautifully maintained 3 Bedroom, 2 Full Bathroom double-wide manufactured home. Nestled in a vibrant and pet friendly complex, this property offers a generous layout of a traditional house with the convenience of managed community living. large driveway leading to a large Sunroom attached to the home. Nice size yard with a storage shed with electric. Move in Condition with beautiful vinyl flooring throughout. White kitchen cabinets with Stainless Steel Appliances. Gas stove is Propane, Forced Air heat is oil. HOA also covers taxes n land rent

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 17 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: $75,462
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$6,037
• − Management: −$6,037
• − HOA: −$9,144
• − Depreciation: −$11,636
• Taxable income: $12,202
• Est. tax owed @ 24.0%: −$2,928
• After-tax cash flow: $14,371/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom manufactured home is in excellent condition and ready for move-in. It offers a spacious layout with vinyl flooring, white kitchen cabinets, and a large sunroom. The home is located in a pet-friendly complex with a large yard and storage shed. The property is in good condition with minor maintenance items to address.

Value-add opportunities

• Both Paint interior walls and ceiling — Fresh paint can enhance the home's appearance and value
• Both Replace curtains — Fresh curtains can improve the home's curb appeal and interior aesthetics
• Both Replace gas stove with electric — Electric stoves are more energy-efficient and can increase the home's value
• Both Replace forced air heat with gas furnace — Gas furnaces are more energy-efficient and can increase the home's value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and ceiling — Fresh paint can enhance the home's appearance and value ↑
• Both Replace curtains — Fresh curtains can improve the home's curb appeal and interior aesthetics ↑
• Both Replace gas stove with electric — Electric stoves are more energy-efficient and can increase the home's value ↑
• Both Replace forced air heat with gas furnace — Gas furnaces are more energy-efficient and can increase the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-03-28 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Coming Soon $399,999 OneKey® MLS as Distributed by MLS Grid