655 Middle Country Rd Unit 4D1 · Coram, NY 11727

$249,000

2 bd · 1.0 ba · 800 sqft · Condo · 194 Days on market

Built 1975 Good condition $1268/mo HOA ↓ 20% 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 +6.9/10.0
• Schools +5.3/10.0
• Cash flow +4.4/30.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

Key facts

• $1,268 HOA
• Community pool
• Built 1975

🏢 Co-op / cooperative unit. The $249,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-658 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (38.2% below list).
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $154k (38.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#646 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools 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.
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 194 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,829 (38.2% 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. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 3.12%
• Cash-on-cash: -11.32%
• DSCR: 0.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $329,101
• List price: $249,000
• Delta: -24.34%
• 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: -32.6%
• Equity multiple: -0.10×
• Total profit: $-76,405
• Equity at exit: $37,127

10-year hold

• IRR: -24.1%
• Equity multiple: -0.37×
• Total profit: $-95,859
• Equity at exit: $21,529

Cash invested: $69,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,951 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$1,268
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-658

Break-even live

Break-even rent $3,783

Max offer price $153,829

Occupancy floor —

Sensitivity live

Price	-10% $-486	-5% $-572	+0% $-658	+5% $-744	+10% $-830
Rent	-10% $-891	-5% $-774	+0% $-658	+5% $-541	+10% $-425
Rate	-1.0pp $-532	-0.5pp $-594	base $-658	+0.5pp $-722	+1.0pp $-788

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Aycock Pl Unit 0105B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.48mi
104 Aycock Pl Unit 0104B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.49mi
902 Ipswich Pl Unit 902B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.64mi
404 Dunstan Pl Unit 404B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.66mi
405 Dunstan Pl Unit 405B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.66mi
1004 Joyner Pl Unit 1004B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.69mi
1002 Joyner Pl Unit 1002A Coram, NY	2.0	1.0	907	$2,840	$3.13	45d	1	0.69mi
1005 Joyner Pl Unit 1005B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.69mi
1104 Kingsley Pl Unit 1104B Coram, NY	2.0	1.0	907	$2,915	$3.21	4d	1	0.71mi
313 Charles Pond Dr Unit 313 Coram, NY	1.0	1.0	760	$2,550	$3.36	45d	1	0.72mi
1 Charles Pond Dr Coram, NY	1.0–2.0	1.0–2.0	1061	$3,375	$3.18	0d	1	0.74mi
389 Clubhouse Ct Unit 457 Coram, NY	2.0	2.0	1065	$3,150	$2.96	23d	1	0.75mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	45d	1	0.77mi
92 Dare Rd Selden, NY	3.0	1.0	1008	$3,600	$3.57	20d	1	0.92mi
90 Blue Point Rd Selden, NY	3.0	2.0	1075	$4,850	$4.51	25d	1	0.93mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,760	$3.42	0d	4	0.95mi
2204 Vista View Dr Unit 2204 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	45d	1	0.98mi
2002 Vista View Dr Unit 2002 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	45d	1	1.01mi
1 Villa D'Est Dr Unit B-06 Coram, NY	1.0	1.0	650	$2,350	$3.62	45d	1	1.03mi
1 Villa D'Est Dr Unit D-04 Coram, NY	2.0	1.0	812	$2,695	$3.32	25d	1	1.03mi
1 Villa D'Est Dr Unit D-02 Coram, NY	2.0	1.0	812	$2,695	$3.32	45d	1	1.03mi
100 Villa D'Est Dr Coram, NY	1.0–2.0	1.0	891	$3,100	$3.48	45d	1	1.04mi
55 Cedarhurst Ave Unit 57 Selden, NY	2.0	1.0	975	$2,750	$2.82	20d	1	1.04mi
204 Vista View Dr Unit 204 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	45d	1	1.29mi
20 Handsome Ave Selden, NY	3.0	1.0	807	$3,000	$3.72	20d	1	1.29mi
304 Vista View Dr Unit 304 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	22d	1	1.30mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1082	$3,667	$3.39	0d	18	1.45mi

HOA detail condo

• Monthly dues: $1,268 · $15,216/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $249,000 Active 194 DOM
2. 2026-06-18
   days on market $249,000 Active 191 DOM
3. 2026-06-17
   days on market $249,000 Active 190 DOM
4. 2026-06-16
   days on market $249,000 Active 189 DOM
5. 2026-06-15
   days on market $249,000 Active 188 DOM
6. 2026-06-13
   days on market $249,000 Active 186 DOM
7. 2026-06-09
   days on market $249,000 Active 182 DOM
8. 2026-06-08
   days on market $249,000 Active 181 DOM
9. 2026-06-07
   days on market $249,000 Active 180 DOM
10. 2026-06-04
    days on market $249,000 Active 177 DOM
11. 2026-06-03
    days on market $249,000 Active 176 DOM
12. 2026-06-02
    days on market $249,000 Active 175 DOM
13. 2026-06-01
    days on market $249,000 Active 174 DOM
14. 2026-05-31
    days on market $249,000 Active 173 DOM
15. 2026-04-22
    price $249,000 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

16. 2026-04-09
    price $264,900 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

17. 2026-03-12
    price $275,000 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

18. 2026-02-12
    price $285,000 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

19. 2026-01-06
    price $295,000 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

20. 2025-12-09
    listed $310,000 Active 378-char remark

    Show marketing remark (378 chars)

    This beautiful co-op community is waiting for you! Amenities include community pool, tennis courts, basketball courts, and club house. This lower level unit features a spacious living room perfect for entertaining your guests, eat in kitchen, 2 cozy bedrooms, full bathroom and a private patio for outdoor enjoyment. Don't miss your chance to own this home and make it your own!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $35,409
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,833
• − Management: −$2,833
• − HOA: −$15,216
• − Depreciation: −$7,244
• Taxable loss: −$11,644
• Est. tax savings @ 24.0%: +$2,795
• After-tax cash flow: $-5,098/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, move-in ready condo features a spacious layout and modern amenities, ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Install modern lighting fixtures — Enhances curb appeal and interior ambiance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install modern lighting fixtures — Enhances curb appeal and interior ambiance ↑

ⓘ 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
• 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

-19.7% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $264,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $310,000 OneKey® MLS as Distributed by MLS Grid