2 Harford Dr · Coram, NY 11727

$299,990

5 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 94 Days on market

Built 1971 0.42 ac lot $180/sqft · 56% below area

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE SOLD IN "AS IS" CONDITION. CASH OFFERS PREFERRED

Key facts

• 0.42 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.5% in Coram — 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 (#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.
• Longwood Central School District (rural): math 61% / reading 55% proficiency, ranked #235 of 590 in NY (top 40%) — 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $4,744/mo this rent would consume 55% of the median local household income ($103k/yr) (locally 994% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $200k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: major wind risk, 77% 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 $272,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.58% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 5.3

CMA / ARV

• ARV (median comp): $687,937
• List price: $299,990
• Delta: -56.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Filmore Ave	0.26mi	4/2.0 (-1)	1,758 (+6%)	4mo	$575,000	$327	70
1 Eileen Ct	0.43mi	4/2.0 (-1)	1,748 (+5%)	7mo	$555,000	$318	61
5 Hysler Ct	0.54mi	4/2.0 (-1)	1,632 (-2%)	9mo	$637,000	$390	59
5 Charles St	0.72mi	4/2.0 (-1)	1,600 (-4%)	8mo	$540,000	$338	49

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $15,749
• Equity at exit: $44,729

10-year hold

• IRR: 16.1%
• Equity multiple: 2.45×
• Total profit: $121,970
• Equity at exit: $25,938

Cash invested: $83,997 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,744 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$1,174 /mo · $14,094/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$996
• Net cashflow: $875

Break-even live

Break-even rent $3,636

Max offer price $299,990

Occupancy floor 77%

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Harford Dr Coram, NY	4.0	2.0	1381	$4,500	$3.26	1d	1	0.44mi
11 Oak Pl Selden, NY	4.0	2.0	1976	$4,200	$2.13	21d	1	1.11mi

Listing history 22 events

1. 2026-06-17
   days on market $299,990 Active 94 DOM
2. 2026-06-16
   days on market $299,990 Active 93 DOM
3. 2026-06-15
   days on market $299,990 Active 92 DOM
4. 2026-06-13
   days on market $299,990 Active 90 DOM
5. 2026-06-13
   days on market $299,990 Active 89 DOM
6. 2026-06-09
   days on market $299,990 Active 86 DOM
7. 2026-06-08
   days on market $299,990 Active 85 DOM
8. 2026-06-08
   price $299,990 Active 84 DOM
9. 2026-06-07
   days on market $499,990 Active 84 DOM
10. 2026-06-04
    days on market $499,990 Active 81 DOM
11. 2026-06-03
    days on market $499,990 Active 80 DOM
12. 2026-06-02
    days on market $499,990 Active 79 DOM
13. 2026-06-01
    days on market $499,990 Active 78 DOM
14. 2026-05-31
    days on market $499,990 Active 77 DOM
15. 2026-03-13
    listed $499,990 Active 65-char remark

    Show marketing remark (65 chars)

    HOUSE SOLD IN "AS IS" CONDITION. CASH OFFERS PREFERRED

16. 2021-06-23
    soldstatus $427,500
17. 2020-09-04
    soldstatus $200,000
18. 2020-08-28
    soldstatus $200,000
19. 2016-05-18
    historical
20. 2016-01-22
    listed $174,000 New
21. 1991-07-11
    soldstatus $95,000
22. 1985-12-05
    soldstatus $31,500

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $14,094 · $1,174/mo
• Projected year-2 tax: $14,094 · $1,174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $56,930
• − Mortgage interest: −$16,804
• − Property taxes: −$14,094
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,554
• − Management: −$4,554
• − Depreciation: −$8,727
• Taxable income: $6,696
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $8,895/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.

Schools (NCES district)

• District: Longwood Central School District
• NCES district ID: 3619230
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $72,748
• Composite: 51.63/100
• National rank: #1703
• State rank: #235 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

+1487.3% since first listed

8 events — show timeline

• 2026-03-13 Listed $499,990 OneKey® MLS as Distributed by MLS Grid
• 2021-06-23 Sold (Public Records) $427,500 Public Records
• 2020-09-04 Sold (Public Records) $200,000 Public Records
• 2020-08-28 Sold (Public Records) $200,000 Public Records
• 2016-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-01-22 Listed $174,000 OneKey® MLS as Distributed by MLS Grid
• 1991-07-11 Sold (Public Records) $95,000 Public Records
• 1985-12-05 Sold (Public Records) $31,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $14,094 · +0.0% YoY. Source: county tax records.