2449F Union Unit 12B · Islip, NY 11751

$239,000

1 bd · 1.0 ba · 617 sqft · Townhouse · 32 Days on market

Built 1970 Good condition $387/sqft · 11% below area Est $268k · 11% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +12.3/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this updated 1 Bedrooms, 2nd Floor Unit featuring, Hardwood Floors, Stainless Steel Appliances, King Sized Bedroom and Great Storage. This complex has a club house, in-ground, salt water pool, on-site laundry and a gym. Maintenance includes, taxes, heat and hot water.

Key facts

• Salt water pool
• Gym
• Hardwood floors

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• SALT WATER POOL
• ON-SITE LAUNDRY
• GYM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.0% 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: Maud S Sherwood Elementary School (math 42% / reading 72%, grade C+, #842 of 2,108 statewide, top 43%, 335 students, 32% 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).
• Market conditions: 134 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 32 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $267,789
• List price: $239,000
• Delta: -10.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2453 Union Blvd Unit 36B	0.61mi	1/1.0	650 (+5%)	11mo	$240,000	$369	54
41 Arch Ln Unit 2B	0.70mi	1/1.0	657 (+6%)	4mo	$285,000	$434	53
2445 Union Blvd Unit 5B	0.69mi	1/1.0	646 (+5%)	8mo	$195,000	$302	53
2433 Union Blvd Unit 4B	0.73mi	1/1.0	642 (+4%)	8mo	$209,000	$326	52
70 Finch Ln Unit 1A	0.70mi	1/1.0	600 (-3%)	13mo	$307,000	$512	52
81 Finch Unit 2B	0.72mi	1/1.0	657 (+6%)	7mo	$275,000	$419	50
21 Arch Ln Unit 1A	0.70mi	1/1.0	657 (+6%)	9mo	$290,000	$441	49
2449E Union Blvd Unit 8A	0.67mi	1/1.0	588 (-5%)	21mo	$219,000	$372	43
2413 Union Blvd Unit 5B	0.75mi	1/1.0	700 (+14%)	13mo	$215,000	$307	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,551
• Equity at exit: $35,636

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $40,161
• Equity at exit: $20,664

Cash invested: $66,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 8 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $207,500 ($328/sqft)
• Median days on market: 104 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +32.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11751

• Active inventory: 134
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $536

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 76%

Sensitivity live

Price	-10% $701	-5% $619	+0% $536	+5% $453	+10% $371
Rent	-10% $317	-5% $427	+0% $536	+5% $645	+10% $755
Rate	-1.0pp $656	-0.5pp $597	base $536	+0.5pp $474	+1.0pp $411

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: $59,750
• Closing costs: $7,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
584 Main St Unit 1 Islip, NY	1.0	1.0	620	$3,000	$4.84	2d	1	0.15mi
62 Moffitt Blvd East Islip, NY	1.0	1.0	650	$1,650	$2.54	2d	1	1.03mi
403 E Main St Unit 403-1A Bay Shore, NY	1.0	1.0	600	$2,470	$4.12	27d	1	1.12mi
407 E Main St Unit 407-7B Bay Shore, NY	1.0	1.0	600	$2,470	$4.12	26d	1	1.15mi
405 E Main St Bay Shore, NY	2.0	1.0–2.0	750	$2,485	$3.31	0d	1	1.15mi
1214 Saxon Ave Unit 1534818P Bay Shore, NY	1.0	1.0	495	$3,358	$6.78	94d	1	1.34mi
35 Penataquit Ave Bay Shore, NY	2.0	1.0–1.5	657	$2,625	$3.99	0d	17	1.38mi

Property features AI

Finance

• HOA & community: Association managed by Einsidler ManagementOn-site clubhouseFitness centerLandscaped groundsMaintenance of grounds includedCommunity parkingCommunity pool

Exterior

• Parking: Common parking
• Utilities: Electricity connected (PSEG)Natural gas connectedWater connectedPublic sewerCable connectedPhone connectedTrash collection (private)
• Home design: Stock cooperative
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfrontCommunity pool

Interior

• Kitchen: Gas ovenMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: Entry level: 2Total rooms: 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Galley-style kitchenNo basement
• Laundry & utility: Common area laundry

Listing history 24 events

1. 2026-07-10
   days on market $239,000 Active 32 DOM
2. 2026-07-09
   days on market $239,000 Active 31 DOM
3. 2026-07-07
   days on market $239,000 Active 29 DOM
4. 2026-07-06
   days on market $239,000 Active 28 DOM
5. 2026-07-06
   days on market $239,000 Active 27 DOM
6. 2026-07-05
   days on market $239,000 Active 26 DOM
7. 2026-07-03
   days on market $239,000 Active 25 DOM
8. 2026-07-02
   days on market $239,000 Active 24 DOM
9. 2026-07-01
   days on market $239,000 Active 23 DOM
10. 2026-06-30
    days on market $239,000 Active 22 DOM
11. 2026-06-29
    days on market $239,000 Active 21 DOM
12. 2026-06-28
    days on market $239,000 Active 20 DOM
13. 2026-06-27
    days on market $239,000 Active 19 DOM
14. 2026-06-26
    days on market $239,000 Active 18 DOM
15. 2026-06-24
    days on market $239,000 Active 16 DOM
16. 2026-06-22
    days on market $239,000 Active 14 DOM
17. 2026-06-21
    days on market $239,000 Active 13 DOM
18. 2026-06-18
    days on market $239,000 Active 10 DOM
19. 2026-06-17
    days on market $239,000 Active 9 DOM
20. 2026-06-16
    days on market $239,000 Active 8 DOM
21. 2026-06-15
    days on market $239,000 Active 7 DOM
22. 2026-06-13
    days on market $239,000 Active 5 DOM
23. 2026-06-08
    remarks 277-char remark
24. 2026-06-08
    listed $239,000 Active 1 DOM

ⓘ 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: $33,230
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,658
• − Management: −$2,658
• − Depreciation: −$6,953
• Taxable income: $2,793
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $5,761/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $3,085–$9,255 screening

This updated 1-bedroom condo is in good condition with modern finishes and a well-maintained exterior. Minor updates to the exterior door and porch box can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior door — Enhances curb appeal and can be a selling point. ↑
• Both Replace the box on the front porch — Improves curb appeal and functionality. ↑
• Both Replace the ceiling fan with a modern model — Modernizes the space and improves air circulation. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Maud S Sherwood Elementary School C+ NY #842/2,108 Nat'l #8,534/41,679 Middle Islip Middle School D- NY #379/729 Nat'l #5,398/14,009 High Islip High School A+ NY #231/1,100 Nat'l #375/17,239

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

A Composite livability gradescore 83/100

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
• County: Suffolk · 1,505,262 people
• City population: 13,152
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 13,152
• Household income: $116,328
• Rent vs Own: 16.6% rent · 83.4% own

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association managed by Einsidler ManagementOn-site clubhouseFitness centerLandscaped groundsMaintenance of grounds includedCommunity parkingCommunity pool

Exterior

• Parking: Common parking
• Utilities: Electricity connected (PSEG)Natural gas connectedWater connectedPublic sewerCable connectedPhone connectedTrash collection (private)
• Home design: Stock cooperative
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfrontCommunity pool

Interior

• Kitchen: Gas ovenMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: Entry level: 2Total rooms: 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Galley-style kitchenNo basement
• Laundry & utility: Common area laundry

Price history

1 event — show timeline

• 2026-06-08 Listed $239,000 OneKey® MLS as Distributed by MLS Grid