96 Finch Ln Unit 2B · Islip, NY 11751

$274,999

1 bd · 1.0 ba · 750 sqft · Condo · 6 Days on market

Built 1975 Good condition $1084/mo HOA · 31% of rent

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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 +9.1/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous and Completely Renovated and Updated Second Floor 1 Bedroom End Unit with An Open Floor Plan. The Owner Installed New Flooring, New Kitchen Cabinets, New Kitchen Tile, All New Bathroom PLUS an IN-UNIT WASHER AND DRYER. The Complex Installed a New Roof, New Windows, and All New Siding Within the Last 3 Years. Beautiful Complex Overall, with All the Amenities Next To The Unit, Including A Huge Pool, A Dog Park, and a Basketball/Pickleball Court. Grocery Within Walking Distance, Islip Train Station within Walking Distance, and a Bike Ride to Gorgeous Parks. Monthly Maintenance Fees Include All Taxes, Heat, Natural Gas, Water, Sewer, Pool, Garbage Removal, Snow Removal, Complex Mainten

Key facts

• $1,084 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Planned development common interest; Building features include pool/spa and walk-up access
• Financial info: Monthly association fee includes common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, pool service, sewer, snow removal, trash and water; Additional monthly fee for special assessment through 2029
• HOA & community: Community association (Greenview Properties); Monthly association fee; Association amenities: clubhouse, dog park, landscaping and grounds maintenance, park, parking, pool, recreation facilities, snow removal, tennis courts, trash service

Exterior

• Parking: Assigned parking space in parking lot (1 total)
• Utilities: PSEG electric; Public sewer; Cable available and connected; Electricity connected; Natural gas available and connected; Phone available and connected; Sewer connected; Trash collection (public); Water available and connected
• Home design: Townhouse (stock cooperative); Updated/remodeled condition; Entry on level 1; Two total stories
• Construction: Frame construction with vinyl siding; Full fencing
• Exterior features: Balcony; Basketball court; Dog run; Garden; Mailbox; Rain gutters; Tennis courts; Community outdoor pool (fenced, in-ground)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Exhaust fan
• Bedrooms: Located on second floor
• Flooring: Combination flooring; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (natural gas); Wall/window air conditioning units
• Interior features: Ceiling fan(s); Galley-style kitchen; Granite counters; High-speed internet; Open floorplan; Washer/dryer hookup
• Laundry & utility: In-unit washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.2% below list).
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $244k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.2% in Islip — 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 83/100 on livability (#59 in NY, #878 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Islip Union Free School District (suburban): math 52% / reading 67% proficiency, ranked #186 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Wing Elementary School (379 students, 35% FRL); Islip Middle School (math 32% / reading 52%, grade D-, #379 of 729 statewide, top 54%, 641 students, 37% FRL); Islip High School (math 88% / reading 93%, grade A+, #231 of 1,100 statewide, top 21%, 892 students, 33% FRL) — zoned schools average 35% FRL vs 20% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major wind risk, 65% 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 $244,124 (11.2% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 6.5

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-57,432
• Equity at exit: $41,003

10-year hold

• IRR: -14.4%
• Equity multiple: 0.16×
• Total profit: $-64,589
• 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 11751

• Active inventory: 87
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,508 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$1,084
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-213

Break-even live

Break-even rent $3,778

Max offer price $244,124

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-118	+0% $-213	+5% $-308	+10% $-403
Rent	-10% $-490	-5% $-352	+0% $-213	+5% $-75	+10% $64
Rate	-1.0pp $-75	-0.5pp $-143	base $-213	+0.5pp $-285	+1.0pp $-357

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
584 Main St Unit 5 Islip, NY	2.0	2.0	995	$3,900	$3.92	45d	1	0.59mi
584 Main St Unit 1 Islip, NY	1.0	1.0	620	$3,150	$5.08	4d	1	0.59mi

HOA detail condo

• Monthly dues: $1,084 · $13,008/yr
• Likely covers: watersewertrashgassnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-29
   listed $274,999 Active
3. 2026-04-28
   price $274,999
4. 2026-04-28
   historical $275,000

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $42,092
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − HOA: −$13,008
• − Depreciation: −$8,000
• Taxable loss: −$6,555
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $-987/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 · 13 photos

Good 80/100 Cosmetic rehab

This fully renovated and updated condo is in excellent condition with a good condition score of 80. It features new flooring, kitchen cabinets and tile, new windows, siding and paint, and a new roof. The property is move-in ready with a well-maintained exterior and landscaping.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both furniture — improves living space and rental appeal
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both furniture — improves living space and rental appeal ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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: Islip Union Free School District
• NCES district ID: 3615540
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 67% ▲ 10.00%
• Median HH income: $92,825
• Composite: 54.7/100
• National rank: #1325
• State rank: #186 of 590 in NY

Livability — Islip

• Score: 83/100
• State rank: #59
• US rank: #878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Islip, NY
• City population: 13,152
• Population (ZIP): 13,152

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -368.19%
• Current HPI: 288.0267
• 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

-0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $274,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $274,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $275,000 OneKey® MLS as Distributed by MLS Grid