18 Navajo Ct #18 · Coram, NY 11727

$175,000

1 bd · 1.0 ba · 600 sqft · Condo · 15 Days on market

Built 1976 Fair condition $292/sqft · 25% below area Est $235k · 25% under ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• Cash flow +5.6/30.0
• Schools +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• Added privacy
• Generous living area
• Great natural light

Tags

• ADDED PRIVACY
• BRIGHT LAYOUT
• GENEROUS LIVING AREA
• EFFICIENT KITCHEN
• HUGE WALK IN STORAGE CLOSET
• GREAT NATURAL LIGHT

Property features AI

Finance

• Other: Community in-ground indoor/outdoor pool; Property living area recorded from Other source

Exterior

• Parking: Assigned parking in a parking lot; No carport
• Utilities: PSEG electric; Shared sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Stock cooperative; Two stories; Entry level: 2
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Basketball court; Courtyard; Tennis courts; Community clubhouse; Fitness center; Pool; Sidewalks

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 rooms total
• Flooring: Carpet; Ceramic tile; Combination
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Entrance foyer; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#646 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: amenities F, commute F, cost of living F.
• Longwood Central School District (rural): math 61% / reading 55% proficiency, ranked #235 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Coram Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 914 students, 53% FRL); Longwood Junior High School (math 67% / reading 67%, grade A-, #101 of 729 statewide, top 15%, 1,388 students, 48% FRL); Longwood High School (math 90% / reading 77%, grade A, #409 of 1,100 statewide, top 39%, 2,977 students, 44% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 3.78%
• Cash-on-cash: -8.99%
• DSCR: 0.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $234,716
• List price: $175,000
• Delta: -25.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.03×
• Total profit: $-47,552
• Equity at exit: $26,093

10-year hold

• IRR: -17.6%
• Equity multiple: -0.10×
• Total profit: $-53,846
• Equity at exit: $15,131

Cash invested: $49,000 (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 11727

• Rents YoY: 4.7%
• Active inventory: 232
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA est. from 1 same-building comp: −$848
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-367

Break-even live

Break-even rent $2,604

Max offer price $121,880

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-307	+0% $-367	+5% $-428	+10% $-488
Rent	-10% $-536	-5% $-452	+0% $-367	+5% $-283	+10% $-198
Rate	-1.0pp $-279	-0.5pp $-323	base $-367	+0.5pp $-412	+1.0pp $-459

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	44d	1	0.07mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	44d	1	0.08mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	22d	1	0.09mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	25d	1	0.11mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	18d	1	0.12mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.28mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	44d	1	0.30mi
37 El Camino Ct #37 Coram, NY	1.0	1.0	500	$2,100	$4.20	2d	1	0.38mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	44d	1	0.91mi
100 Stonegate Way Middle Island, NY	1.0–3.0	1.0–2.0	1058	$2,661	$2.52	1d	4	1.38mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,388	$2.96	1d	4	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 15 DOM
2. 2026-06-17
   days on market $175,000 Active 14 DOM
3. 2026-06-16
   days on market $175,000 Active 13 DOM
4. 2026-06-15
   days on market $175,000 Active 12 DOM
5. 2026-06-13
   days on market $175,000 Active 10 DOM
6. 2026-06-13
   days on market $175,000 Active 9 DOM
7. 2026-06-09
   days on market $175,000 Active 6 DOM
8. 2026-06-08
   days on market $175,000 Active 5 DOM
9. 2026-06-07
   days on market $175,000 Active 4 DOM
10. 2026-06-04
    days on marketlisting id $175,000 Active 1 DOM
11. 2026-06-03
    days on market $175,000 Active 43 DOM
12. 2026-06-02
    days on market $175,000 Active 42 DOM
13. 2026-06-01
    days on market $175,000 Active 41 DOM
14. 2026-05-31
    days on market $175,000 Active 40 DOM
15. 2026-05-16
    price $175,000 1003-char remark
16. 2026-05-11
    price $189,990 1003-char remark
17. 2026-04-21
    listed $199,990 Active 1003-char remark
18. 2025-02-10
    soldstatus $175,000 Closed 741-char remark

    Show marketing remark (741 chars)

    Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

19. 2024-11-27
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

20. 2024-11-04
    price $169,900 741-char remark

    Show marketing remark (741 chars)

    Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

21. 2024-10-14
    price $192,990 741-char remark

    Show marketing remark (741 chars)

    Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

22. 2024-10-03
    listed $212,000 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to this Upper 1 Bedroom, 1 Bath Co-op in the desirable North Isle community! This inviting home features a spacious Living Room/Dining area, complemented by an efficient kitchen that meets all your cooking needs. Enjoy the comfort of central air, recently updated for your convenience. Step outside to a shared patio, perfect for enjoying warm evenings amidst tree-lined privacy for your outdoor experience. The community amenities are truly exceptional, including both indoor and outdoor in-ground pools, a clubhouse, gym, tennis courts, and so much more! Don't miss the chance to make this vibrant lifestyle your own!, Additional information: Appearance:Excellent+,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen,Lr/Dr

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,675
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$10,176
• − Depreciation: −$5,091
• Taxable loss: −$7,002
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $-2,725/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 · 1 photo

Fair 45/100 Moderate rehab

This 1-bedroom condo requires moderate renovations, including new appliances, fixtures, and painting, to significantly improve its resale and rental value.

Repairs flagged

• Major Appliances — Outdated and worn
• Major Bathtub and fixtures — Significant wear
• Moderate Exterior siding — Weathered
• Major Carpeted floors — Significant wear
• Major Paint — Chipped and faded
• Major Landscaping — Sparse and unkempt

Value-add opportunities

• Resale New appliances — Modern appliances enhance appeal
• Resale Bathtub and fixtures replacement — Fresh fixtures improve functionality
• Both Exterior painting — Enhances curb appeal and value
• Both Carpet replacement — Fresh carpet improves comfort and value
• Both Painting interior walls — Fresh paint enhances curb appeal and value
• Both Landscaping — Improved landscaping enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Outdated and worn	Major	$15,000–50,000
Bathtub and fixtures · Significant wear	Major	$15,000–50,000
Exterior siding · Weathered	Moderate	$3,000–15,000
Carpeted floors · Significant wear	Major	$15,000–50,000
Paint · Chipped and faded	Major	$15,000–50,000
Landscaping · Sparse and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Resale New appliances — Modern appliances enhance appeal ↑
• Resale Bathtub and fixtures replacement — Fresh fixtures improve functionality ↑
• Both Exterior painting — Enhances curb appeal and value ↑
• Both Carpet replacement — Fresh carpet improves comfort and value ↑
• Both Painting interior walls — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Improved landscaping enhances curb appeal and 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: Longwood Central School District
• NCES district ID: 3619230
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $72,748
• Composite: 51.63/100
• National rank: #1703
• State rank: #235 of 590 in NY

Livability — Coram

• Score: 66/100
• State rank: #646
• US rank: #12097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coram, NY
• County: Suffolk County · 679,920 people
• City population: 28,495
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,495
• Household income: $103,287
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 994.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Hispanic / Latino 19% Two or more races 18% Black 15% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 8% Arabic 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: ▼ -571.88%
• Current HPI: 388.8297
• Rent YoY: ▲ 4.66%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-17.5% since first listed

10 events — show timeline

• 2026-06-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-06-02 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $189,990 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $199,990 OneKey® MLS as Distributed by MLS Grid
• 2025-02-10 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-04 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $192,990 OneKey® MLS as Distributed by MLS Grid
• 2024-10-03 Listed $212,000 OneKey® MLS as Distributed by MLS Grid