59 Irish Ln · East Islip, NY 11730

$550,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 319 Days on market

Built 1875 9,583 sqft lot $452/sqft · 15% above area Est $781k · 30% under

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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
• Cash flow +7.1/30.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t Miss This Prime Investment Opportunity in East Islip! This spacious Colonial-style home offers timeless curb appeal with its classic facade, two-car garage, and a generous front yard set on a quiet, tree-lined street. Enter inside to find a flexible layout featuring 4 bedrooms and 2 full bathrooms, with abundant storage throughout. The home’s interior offers great bones, spacious room sizes, and untapped potential—perfect for investors looking to renovate and add value. The semi-basement behind the home provides even more usable space and functionality. Outside, enjoy a large backyard with plenty of room for entertaining or expansion. The two-door garage adds extra storage and convenience. The property is equipped with both natural gas and oil heating, providing flexibility for future upgrades. Located directly across from a scenic park with a tranquil pond, this home is close to schools, shopping, medical offices, dining, and more. Commuters will appreciate the nearby LIRR station and easy access to major highways. With a little vision and work, This home can become a standout investment in a sought-after location. Bring your contractor and imagination—this one won’t last!

Key facts

• Colonial style home
• Flexible layout
• Generous front yard

Tags

• COLONIAL STYLE HOME
• TWO CAR GARAGE
• GENEROUS FRONT YARD
• FLEXIBLE LAYOUT
• ABUNDANT STORAGE
• SPACIOUS ROOM SIZES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-770 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (33.6% below list).
• Recommended offer: $365k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.7% in East 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 78/100 on livability (#172 in NY, #2,674 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F, cost of living F.
• East Islip Union Free School District (suburban): math 68% / reading 69% proficiency, ranked #110 of 590 in NY (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 58 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 $4k of loan paydown is wiped out by about $16k 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 319 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $380k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $365,411 (33.6% 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 319 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.66% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

• ARV (median comp): $781,318
• List price: $550,000
• Delta: -29.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Irish Ln	0.15mi	3/1.5	1,292 (+6%)	7mo	$600,000	$464	74
29 Oak St	0.61mi	3/1.5	1,232 (+1%)	2mo	$610,000	$495	66
18 Woodland Dr	0.48mi	3/2.0	1,138 (-6%)	2mo	$545,000	$479	66
144 Carleton Ave	0.67mi	3/2.0	1,260 (+4%)	2mo	$405,000	$321	61
4 3rd Ave	0.30mi	4/1.5 (+1)	1,336 (+10%)	4mo	$630,000	$472	59
42 Bittermint St	0.61mi	3/1.0	1,198 (-2%)	12mo	$499,000	$417	56
15 Robbins Ave	0.60mi	4/1.0 (+1)	1,227 (+1%)	11mo	$500,000	$407	52
36 Spruce St	0.51mi	3/2.0	1,348 (+11%)	9mo	$643,300	$477	51
48 E Madison St	0.72mi	3/1.5	1,320 (+9%)	2mo	$685,000	$519	48
15 W Hemlock St	0.68mi	4/1.0 (+1)	1,248 (+3%)	9mo	$530,000	$425	47
7 W Oak St	0.71mi	3/2.0	1,322 (+9%)	12mo	$610,000	$461	42
206 Wilson Blvd	0.74mi	3/1.0	1,350 (+11%)	6mo	$615,000	$456	38

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-138,221
• Equity at exit: $82,007

10-year hold

• IRR: -24.0%
• Equity multiple: -0.19×
• Total profit: $-183,672
• Equity at exit: $47,554

Cash invested: $154,000 (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 11730

• Active inventory: 58
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,654 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$544 /mo · $6,524/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $-770

Break-even live

Break-even rent $4,629

Max offer price $413,915

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-615	+0% $-770	+5% $-926	+10% $-1,082
Rent	-10% $-1,059	-5% $-915	+0% $-770	+5% $-626	+10% $-482
Rate	-1.0pp $-493	-0.5pp $-630	base $-770	+0.5pp $-913	+1.0pp $-1,058

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Islip Blvd Islip Terrace, NY	3.0	1.0	1216	$3,500	$2.88	45d	1	0.65mi
584 Main St Unit 5 Islip, NY	2.0	2.0	995	$3,900	$3.92	45d	1	0.85mi

Listing history 27 events

1. 2026-06-21
   days on market $550,000 Active 319 DOM
2. 2026-06-21
   days on market $550,000 Active 318 DOM
3. 2026-06-18
   days on market $550,000 Active 316 DOM
4. 2026-06-17
   days on market $550,000 Active 315 DOM
5. 2026-06-16
   days on market $550,000 Active 314 DOM
6. 2026-06-15
   days on market $550,000 Active 313 DOM
7. 2026-06-13
   days on market $550,000 Active 311 DOM
8. 2026-06-12
   days on market $550,000 Active 310 DOM
9. 2026-06-09
   days on market $550,000 Active 307 DOM
10. 2026-06-08
    days on market $550,000 Active 306 DOM
11. 2026-06-07
    days on market $550,000 Active 305 DOM
12. 2026-06-07
    days on market $550,000 Active 304 DOM
13. 2026-06-04
    days on market $550,000 Active 301 DOM
14. 2026-06-02
    days on market $550,000 Active 300 DOM
15. 2026-06-01
    days on market $550,000 Active 299 DOM
16. 2026-05-31
    days on market $550,000 Active 298 DOM
17. 2025-08-06
    listed $550,000 Active 1228-char remark

    Show marketing remark (1228 chars)

    Don’t Miss This Prime Investment Opportunity in East Islip! This spacious Colonial-style home offers timeless curb appeal with its classic facade, two-car garage, and a generous front yard set on a quiet, tree-lined street. Enter inside to find a flexible layout featuring 4 bedrooms and 2 full bathrooms, with abundant storage throughout. The home’s interior offers great bones, spacious room sizes, and untapped potential—perfect for investors looking to renovate and add value. The semi-basement behind the home provides even more usable space and functionality. Outside, enjoy a large backyard with plenty of room for entertaining or expansion. The two-door garage adds extra storage and convenience. The property is equipped with both natural gas and oil heating, providing flexibility for future upgrades. Located directly across from a scenic park with a tranquil pond, this home is close to schools, shopping, medical offices, dining, and more. Commuters will appreciate the nearby LIRR station and easy access to major highways. With a little vision and work, This home can become a standout investment in a sought-after location. Bring your contractor and imagination—this one won’t last!

18. 2023-11-11
    soldstatus $380,000
19. 2023-09-21
    soldstatus $380,000 Closed 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

20. 2023-06-03
    status Pending 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

21. 2023-06-03
    status Active 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

22. 2023-05-29
    status Active 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

23. 2023-05-15
    listed $379,000 Active 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

24. 2023-05-12
    price $379,000 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

25. 2023-05-12
    historical $479,000 272-char remark

    Show marketing remark (272 chars)

    This East Islip 120 yr old Victorian with great charm is located South of Union near Brookwood Hall. This home Features 4 bedrooms, 2 baths with 2 car detached garage. Home needs some updating, Home has gas for easy conversion ., Additional information: Appearance:Good

26. 1996-07-18
    soldstatus $118,500
27. 1986-12-05
    soldstatus $117,000

ⓘ 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: $6,524 · $544/mo
• Projected year-2 tax: $7,909 · $659/mo
• Expected delta: +$1,386/yr (+$115/mo · 21.2%)

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

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 61% 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: $43,849
• − Mortgage interest: −$30,809
• − Property taxes: −$6,524
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,508
• − Management: −$3,508
• − Depreciation: −$16,000
• Taxable loss: −$19,249
• Est. tax savings @ 24.0%: +$4,620
• After-tax cash flow: $-4,624/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: East Islip Union Free School District
• NCES district ID: 3609720
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $102,520
• Composite: 63.15/100
• National rank: #641
• State rank: #110 of 590 in NY

Livability — East Islip

• Score: 78/100
• State rank: #172
• US rank: #2674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Islip, NY
• City population: 14,376
• Population (ZIP): 14,376

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 5% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 1% Arabic 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: ▼ -311.94%
• Current HPI: 325.211
• 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

+370.1% since first listed

11 events — show timeline

• 2025-08-06 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-11 Sold (Public Records) $380,000 Public Records
• 2023-09-21 Sold (MLS) $380,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-05-15 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-12 Price Changed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-12 Coming Soon $479,000 OneKey® MLS as Distributed by MLS Grid
• 1996-07-18 Sold (Public Records) $118,500 Public Records
• 1986-12-05 Sold (Public Records) $117,000 Public Records

Property tax history

+1.5%/yr

Latest (2021): $6,524 · +0.0% YoY. Source: county tax records.