8 Juniper Ct #8 · Coram, NY 11784

$275,000

2 bd · 1.0 ba · 750 sqft · Condo · 13 Days on market

Built 1980 Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.3/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Village in the Woods! This spacious 2-bedroom, 1-bath unit has been lovingly maintained and is in excellent condition, offering a fantastic opportunity to move right in or update at your own pace. The layout features generous living space, abundant storage, and a kitchen complete with a pantry for added convenience. Step out onto your private balcony overlooking peaceful, tree-lined views. It is the perfect spot to relax and enjoy added privacy. Also, enjoy access to community amenities including a pool, tennis courts, and clubhouse, adding to the comfort and lifestyle this community provides. With great space, solid condition, and move-in ready appeal, this home is ready for its

Key facts

• Tree lined views
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• TREE LINED VIEWS
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

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.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Lane Memorial Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 789 students, 44% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Newfield High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 1,559 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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 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: 1.06% ✓
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -34.0%
• Equity multiple: -0.10×
• Total profit: $-85,064
• Equity at exit: $41,003

10-year hold

• IRR: -40.3%
• Equity multiple: -0.61×
• Total profit: $-124,322
• Equity at exit: $23,777

Cash invested: $77,000 (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 11784

• Active inventory: 119
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,910 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA est. from 1 same-building comp: −$1,045
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-647

Break-even live

Break-even rent $3,728

Max offer price $181,422

Occupancy floor —

Sensitivity live

Price	-10% $-457	-5% $-552	+0% $-647	+5% $-742	+10% $-837
Rent	-10% $-877	-5% $-762	+0% $-647	+5% $-532	+10% $-417
Rate	-1.0pp $-508	-0.5pp $-577	base $-647	+0.5pp $-718	+1.0pp $-790

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Vista View Dr Unit 2204 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	44d	1	0.38mi
2002 Vista View Dr Unit 2002 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	44d	1	0.39mi
389 Clubhouse Ct Unit 457 Coram, NY	2.0	2.0	1065	$3,150	$2.96	22d	1	0.61mi
204 Vista View Dr Unit 204 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	44d	1	0.64mi
304 Vista View Dr Unit 304 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	21d	1	0.65mi
1 Charles Pond Dr Coram, NY	1.0–2.0	1.0–2.0	1061	$3,375	$3.18	2d	1	0.86mi
313 Charles Pond Dr Unit 313 Coram, NY	1.0	1.0	760	$2,550	$3.36	44d	1	0.87mi
90 Blue Point Rd Selden, NY	3.0	2.0	1075	$4,850	$4.51	25d	1	0.93mi
105 Aycock Pl Unit 0105B Coram, NY	2.0	1.0	907	$2,915	$3.21	2d	1	1.13mi
104 Aycock Pl Unit 0104B Coram, NY	2.0	1.0	907	$2,915	$3.21	2d	1	1.14mi
1 Villa D'Est Dr Unit D-02 Coram, NY	2.0	1.0	812	$2,695	$3.32	45d	1	1.18mi
1 Villa D'Est Dr Unit D-04 Coram, NY	2.0	1.0	812	$2,695	$3.32	25d	1	1.18mi
1 Villa D'Est Dr Unit B-06 Coram, NY	1.0	1.0	650	$2,350	$3.62	44d	1	1.18mi
404 Dunstan Pl Unit 404B Coram, NY	2.0	1.0	907	$2,915	$3.21	44d	1	1.21mi
100 Villa D'Est Dr Coram, NY	1.0–2.0	1.0	891	$3,100	$3.48	44d	1	1.21mi
405 Dunstan Pl Unit 405B Coram, NY	2.0	1.0	907	$2,915	$3.21	44d	1	1.21mi
55 Cedarhurst Ave Unit 57 Selden, NY	2.0	1.0	975	$2,750	$2.82	19d	1	1.25mi
902 Ipswich Pl Unit 902B Coram, NY	2.0	1.0	907	$2,915	$3.21	44d	1	1.29mi
1004 Joyner Pl Unit 1004B Coram, NY	2.0	1.0	907	$2,915	$3.21	2d	1	1.34mi
1002 Joyner Pl Unit 1002A Coram, NY	2.0	1.0	907	$2,840	$3.13	44d	1	1.34mi
1005 Joyner Pl Unit 1005B Coram, NY	2.0	1.0	907	$2,915	$3.21	2d	1	1.34mi
1104 Kingsley Pl Unit 1104B Coram, NY	2.0	1.0	907	$2,915	$3.21	3d	1	1.35mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	44d	1	1.42mi
104 Birchwood Rd Medford, NY	1.0	1.0	808	$2,500	$3.09	2d	1	1.43mi
112 Centre Ct Unit 112 Medford, NY	1.0	2.0	810	$2,795	$3.45	44d	1	1.47mi
92 Dare Rd Selden, NY	3.0	1.0	1008	$3,600	$3.57	19d	1	1.49mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,760	$3.42	2d	4	1.49mi

HOA detail condo

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

Listing history 2 events

1. 2026-03-17
   status Pending
2. 2026-02-28
   listed $275,000 Active

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $34,918
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$12,540
• − Depreciation: −$8,000
• Taxable loss: −$12,113
• Est. tax savings @ 24.0%: +$2,907
• After-tax cash flow: $-4,853/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 · 2 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 1-bath condo is in excellent condition and ready for move-in. A fresh coat of paint and some landscaping improvements would further enhance its appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental appeal ↑

ⓘ 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: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 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
• City population: 28,495
• Population (ZIP): 25,986

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 12% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -609.27%
• Current HPI: 381.2659
• 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

2 events — show timeline

• 2026-03-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-28 Listed $275,000 OneKey® MLS as Distributed by MLS Grid