11 Edmunton Unit E5 · North Babylon, NY 11703

$289,000

1 bd · 1.0 ba · 720 sqft · Condo · 17 Days on market

Built 1979 Good condition

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mint, Clean and Updated First Floor End Unit. 4 Year New Quartz Kitchen & Brand New Appliances. Quiet End Unit, Lots of Light & Windows and Sunset Views. 2 Brand New A/Cs, Wood Floors Under Carpet. Maintenance Includes Tax, Heat, Water, Snow Removal, Pool, Laundry Area, and Basement Storage. Fabulous Location and Condition. Maintenance reflects a STAR credit of $82.43 per month, Additional information: Appearance:Mint

Key facts

• Built 1979
• Listed 17 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Electricity connected (PSEG); Natural gas connected; Public sewer; Public water; Trash collection
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($184/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (11.9% below list).
• Recommended offer: $255k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in North Babylon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#619 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• North Babylon Union Free School District (suburban): math 53% / reading 64% proficiency, ranked #202 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marion G Vedder Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 406 students, 42% FRL); Robert Moses Middle School (math 22% / reading 51%, grade F, #464 of 729 statewide, top 64%, 1,074 students, 49% FRL); North Babylon High School (math 90% / reading 92%, grade A+, #203 of 1,100 statewide, top 20%, 1,506 students, 46% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 89 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $9k 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 17 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $240k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $254,751 (11.9% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-45,816
• Equity at exit: $43,091

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-38,484
• Equity at exit: $24,987

Cash invested: $80,920 (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 11703

• Active inventory: 89
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $15

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 94%

Sensitivity live

Price	-10% $215	-5% $115	+0% $15	+5% $-85	+10% $-184
Rent	-10% $-186	-5% $-85	+0% $15	+5% $116	+10% $217
Rate	-1.0pp $161	-0.5pp $89	base $15	+0.5pp $-60	+1.0pp $-136

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Chelsea Ave West Babylon, NY	—	1.0	600	$1,600	$2.67	45d	1	0.98mi
382 Deer Park Ave Babylon, NY	1.0	1.0	500	$2,450	$4.90	3d	1	1.14mi
201 Higbie Ln Unit B West Islip, NY	1.0	1.0	700	$1,850	$2.64	45d	1	1.15mi
11 Park Ave Unit 1A Babylon, NY	1.0	1.0	600	$3,000	$5.00	8d	1	1.17mi
108 Ralph Ave Babylon, NY	1.0	1.0	750	$2,600	$3.47	45d	1	1.22mi
172 Park Ave Unit P172 Babylon, NY	1.0	1.0	545	$2,330	$4.28	45d	1	1.26mi
1593 August Rd North Babylon, NY	1.0–2.0	1.0–1.5	850	$2,510	$2.95	0d	1	1.26mi
19 Friendly Ct Unit FC19 Babylon, NY	1.0	1.0	545	$2,355	$4.32	23d	1	1.29mi
3 Railroad Ave Babylon, NY	2.0	1.0	600	$2,400	$4.00	46d	1	1.29mi
180 Deer Park Ave #305 Babylon, NY	1.0	1.0	591	$3,200	$5.41	0d	1	1.36mi
180 Deer Park Ave Unit 301 Babylon, NY	—	1.0	640	$3,400	$5.31	0d	1	1.36mi
20 Ralph Ave Unit 1 Babylon, NY	2.0	1.0	700	$3,065	$4.38	46d	1	1.40mi
125 Deer Park Ave Babylon, NY	2.0	1.0	600	$2,600	$4.33	26d	1	1.42mi
59 Claire Ct Unit 59 West Babylon, NY	1.0	1.0	620	$2,745	$4.43	45d	1	1.48mi

HOA detail condo

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

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-08
   listed $289,000 Active
3. 2026-03-30
   historical $289,000
4. 2023-01-13
   soldstatus $239,500 Closed 429-char remark

   Show marketing remark (429 chars)

   Mint, Clean and Updated First Floor End Unit. 4 Year New Quartz Kitchen & Brand New Appliances. Quiet End Unit, Lots of Light & Windows and Sunset Views. 2 Brand New A/Cs, Wood Floors Under Carpet. Maintenance Includes Tax, Heat, Water, Snow Removal, Pool, Laundry Area, and Basement Storage. Fabulous Location and Condition. Maintenance reflects a STAR credit of $82.43 per month, Additional information: Appearance:Mint

5. 2022-08-12
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Mint, Clean and Updated First Floor End Unit. 4 Year New Quartz Kitchen & Brand New Appliances. Quiet End Unit, Lots of Light & Windows and Sunset Views. 2 Brand New A/Cs, Wood Floors Under Carpet. Maintenance Includes Tax, Heat, Water, Snow Removal, Pool, Laundry Area, and Basement Storage. Fabulous Location and Condition. Maintenance reflects a STAR credit of $82.43 per month, Additional information: Appearance:Mint

6. 2022-07-21
   listed $244,400 Active 429-char remark

   Show marketing remark (429 chars)

   Mint, Clean and Updated First Floor End Unit. 4 Year New Quartz Kitchen & Brand New Appliances. Quiet End Unit, Lots of Light & Windows and Sunset Views. 2 Brand New A/Cs, Wood Floors Under Carpet. Maintenance Includes Tax, Heat, Water, Snow Removal, Pool, Laundry Area, and Basement Storage. Fabulous Location and Condition. Maintenance reflects a STAR credit of $82.43 per month, Additional information: Appearance:Mint

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,570
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$8,407
• Taxable loss: −$4,697
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $1,311/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 1-bedroom co-op at The Commons is in good condition with updated kitchen and bathrooms. It offers a good location and low maintenance fees, making it a solid investment.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading flooring in bedrooms — new flooring improves comfort and appearance
• Both upgrading window treatments — new curtains or blinds enhance curb appeal and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading flooring in bedrooms — new flooring improves comfort and appearance ↑
• Both upgrading window treatments — new curtains or blinds enhance curb appeal and privacy ↑

ⓘ 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: North Babylon Union Free School District
• NCES district ID: 3620910
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 64% ▲ 8.00%
• Median HH income: $88,645
• Composite: 53.49/100
• National rank: #1454
• State rank: #202 of 590 in NY

Livability — North Babylon

• Score: 66/100
• State rank: #619
• US rank: #11239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Babylon, NY
• City population: 17,205
• Population (ZIP): 17,205

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 22% Black 14% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 4% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 11% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -321.92%
• Current HPI: 324.5829
• 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

+18.2% since first listed

6 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $289,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-13 Sold (MLS) $239,500 OneKey® MLS as Distributed by MLS Grid
• 2022-08-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-21 Listed $244,400 OneKey® MLS as Distributed by MLS Grid