East Quogue Multi-Family
For Sale
$1,099,000
Pending
13 Willow Shade Ave, East Quogue, NY 11942
Refined Hamptons living near Shinnecock Bay.
Property Size1,700 SF
Lot Size0.15 Acres
Days on Market166
Property Features for 13 Willow Shade Ave
General Information
Standard status
Pending
Size
1,700 SF
Lot size
0.15 Acres
Property subtype
Investment
Building Details
Year Built
1993
Listing Agency:
Douglas Elliman Real Estate
(631) 723-4193
Listed By:
Lauren Spiegel · License #40SP1078107
(631) 723-4193
Source:
Elliman
Added: Mar 10
Changed: Jul 6
Last Checked: Jul 23 at 7:34AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
Located on a quiet lane in East Quogue, this multi-family residence offers approximately 1,700 square feet of living space. The home features four bedrooms, including two downstairs bedrooms, and two and one half baths. The interior has been updated and includes a bright, elegant kitchen, updated bathrooms, rich wood flooring, and a pellet stove. The multi-level design allows for flexibility, suitable for multi-generational living, extended guests, or work and leisure spaces. A full basement provides storage and potential for future customization. Situated just 500 feet from Shinnecock Bay, the property offers access to a waterfront lifestyle. Year-round water views from south facing windows enhance the coastal experience, and Tiana Bay Beach Club is only a block away. The home is set amid lush landscaping and includes updated mechanicals, a new roof, and a dedicated storage shed.
Key Highlights
- Short walk (500 feet) to Shinnecock Bay, offering a waterfront lifestyle and water views
- Four bedrooms, including two downstairs bedrooms, and two and a half baths
- Updated interior with bright kitchen, updated bathrooms, rich wood flooring, and pellet stove
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,827
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.99%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$656,540
$656.5K
Cap Rate 7%
$468,957
$469.0K
Cap Rate 9%
$364,744
$364.7K
Market Conditions
NOI Build-Up for 1,700 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$50.0K $29.40/SF
− Vacancy
−$3.1K −$1.81/SF
EGI
$46.9K $27.59/SF
− OpEx
−$14.1K −$8.28/SF
NOI
$32.8K $19.31/SF
Area
Suffolk County, NY
Vacancy
6.17%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$656,540
Cap Rate 7%
$468,957
Cap Rate 9%
$364,744
Alternative Uses
Best Use
Multifamily LT 5
$469.0K
$410.3K – $547.1K
NOI $32,827 @ 7.0% cap · market cap 2.99%
Second Best
Apartment 5plus
$431.6K
$377.7K – $503.6K
NOI $30,213 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$517.9K
$453.2K – $604.2K
NOI $36,253 @ 7.0% cap · market cap 3.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 11942, NY
5,571
Population
3,471
Households
1.6
Avg Household Size
45
Median Age
51%
College-Educated
93%
High-School Grad
8.5 sq mi
ZIP Area
655
Density / Sq Mi
$106,875
Median Household Income
$50,816
Median Earnings
$1,785
Median Rent
$801,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Refined Hamptons living near Shinnecock Bay.
Where is this quadplex located?
The property is located at 13 Willow Shade Ave East Quogue, NY.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Short walk (500 feet) to Shinnecock Bay, offering a waterfront lifestyle and water views; Four bedrooms, including two downstairs bedrooms, and two and a half baths; Updated interior with bright kitchen, updated bathrooms, rich wood flooring, and pellet stove
