71 Pointe Cir S #71 · Coram, NY 11727

$229,990

2 bd · 1.0 ba · 900 sqft · Townhouse · 31 Days on market

Built 1978 Good condition $256/sqft · 11% below area Est $257k · 11% under ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +21.1/30.0
• ARV discount +12.3/15.0
• DSCR +6.7/10.0
• Schools +6.5/10.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming First-Floor 2-Bedroom Co-Op in North Isle Village This updated 2-bedroom, 1-bathroom end unit co-op, located on the first floor, offers modern living with a host of convenient features. The unit boasts new flooring, a new hot water heater, HVAC system, and a newer stove. The spacious living area is filled with natural light, and the updated kitchen features plenty of cabinets. Both bedrooms offer abundant closet space, and the bathroom is stylish and functional with a separate dressing area. As a resident, you'll enjoy fantastic amenities, including an indoor and outdoor pool, a well-equipped fitness center, and tennis courts, perfect for staying active and enjoying leisure time.

Key facts

• Newer stove
• New flooring
• New hot water heater

Tags

• FIRST FLOOR
• NEW FLOORING
• NEW HOT WATER HEATER
• HVAC SYSTEM
• NEWER STOVE
• INDOOR AND OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.6% 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+, health & safety 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.
• Zoned schools: Coram Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 914 students, 53% FRL); Longwood Junior High School (math 67% / reading 67%, grade A-, #101 of 729 statewide, top 15%, 1,388 students, 48% FRL); Longwood High School (math 90% / reading 77%, grade A, #409 of 1,100 statewide, top 39%, 2,977 students, 44% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 338 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

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 31 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $223,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1978 — 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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $257,463
• List price: $229,990
• Delta: -10.67%
• 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
222 Pointe Cir N #2	0.19mi	2/1.0	900 (0%)	0mo	$199,999	$222	91
79 Pointe Circle South #79	0.03mi	2/2.0	875 (-3%)	4mo	$195,000	$223	87
150 Pointe Cir N #150	0.23mi	2/1.0	907 (+1%)	1mo	$255,000	$281	87
138 N Pointe Cir #138	0.22mi	2/1.0	900 (0%)	4mo	$230,000	$256	86
198 Pointe Circle North #198	0.26mi	2/1.5	875 (-3%)	5mo	$220,000	$251	77
226 Pointe #226	0.22mi	2/1.0	975 (+8%)	1mo	$199,000	$204	75
197 N Pointe Cir #197	0.24mi	2/1.5	950 (+6%)	3mo	$250,000	$263	75
172 Pointe Cir N #172	0.25mi	2/1.5	957 (+6%)	3mo	$249,990	$261	73
202 Pointe Circle North #202	0.26mi	2/1.5	957 (+6%)	5mo	$250,000	$261	71
8 Idaho Unit i8	0.15mi	1/1.0 (-1)	800 (-11%)	4mo	$209,990	$262	66
11 Idaho #11	0.16mi	1/1.0 (-1)	800 (-11%)	4mo	$235,000	$294	66
65 Federal Ln	0.65mi	2/1.0	916 (+2%)	4mo	$410,000	$448	64

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-12,182
• Equity at exit: $34,292

10-year hold

• IRR: 6.6%
• Equity multiple: 1.53×
• Total profit: $33,987
• Equity at exit: $19,885

Cash invested: $64,397 (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 →

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

Active competition Active MLS

• For sale now: 9 active · 22 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $214,999 ($261/sqft)
• Median days on market: 106 d
• This list price: 78% of active listings are priced below it
• ARV vs active asking: +9.5% vs current asking $/sqft

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

ZIP-level market 11727

• Rents YoY: 4.7%
• Active inventory: 338
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $329

Break-even live

Break-even rent $2,012

Max offer price $229,990

Occupancy floor 81%

Sensitivity live

Price	-10% $488	-5% $408	+0% $329	+5% $249	+10% $170
Rent	-10% $137	-5% $233	+0% $329	+5% $424	+10% $520
Rate	-1.0pp $444	-0.5pp $387	base $329	+0.5pp $269	+1.0pp $208

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: $57,498
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Pointe Cir S Brookhaven, NY	2.0	1.0	950	$2,650	$2.79	0d	1	0.05mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	71d	1	0.11mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	139d	1	0.12mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	117d	1	0.18mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	139d	1	0.20mi
150 Pointe Cir N #150 Coram, NY	2.0	1.0	907	$2,650	$2.92	26d	1	0.21mi
27 Stuart Dr Coram, NY	1.0	1.0	525	$2,000	$3.81	0d	1	0.21mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	111d	1	0.25mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	120d	1	0.29mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	113d	1	0.29mi
30 Apex Dr Coram, NY	2.0	1.0	750	$2,950	$3.93	6d	1	0.83mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1115	$3,657	$3.28	0d	24	0.88mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	139d	1	0.99mi
100 Stonegate Way Middle Island, NY	1.0–2.0	1.0–2.0	932	$3,241	$3.48	0d	3	1.25mi
36 Wedgewood Dr Coram, NY	1.0	1.0	650	$1,975	$3.04	61d	1	1.31mi
1998 New York 112 Coram, NY	1.0	1.0	672	$2,715	$4.04	0d	4	1.33mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	139d	1	1.44mi
1302 Margate Pl Unit 1302B Coram, NY	2.0	1.0	907	$2,350	$2.59	5d	1	1.47mi

Property features AI

Finance

• HOA & community: Community clubhouseFitness centerPoolSidewalksTennis courts

Exterior

• Parking: Assigned parking in a parking lotNo carportNo parking fee
• Utilities: Electricity connected (PSEG)Natural gas connectedWater connectedSewer: sharedTrash collection (private)
• Home design: Stock cooperativeTwo-story buildingEntry level: 1
• Construction: Frame construction with vinyl sidingSlab foundation
• Exterior features: Community indoor and outdoor in-ground poolNo waterfront

Interior

• Kitchen: DishwasherGas rangeMicrowaveRefrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: First-floor bedroomFirst-floor full bathroomGalley kitchenNo basementAttic: none5 total roomsPet friendly
• Laundry & utility: Laundry in multiple locations

Listing history 27 events

1. 2026-09-24
   days on market $229,990 Active 31 DOM
2. 2026-09-23
   days on market $229,990 Active 30 DOM
3. 2026-09-22
   days on market $229,990 Active 29 DOM
4. 2026-09-21
   days on market $229,990 Active 28 DOM
5. 2026-09-20
   days on market $229,990 Active 27 DOM
6. 2026-09-19
   days on market $229,990 Active 26 DOM
7. 2026-09-18
   days on market $229,990 Active 25 DOM
8. 2026-09-17
   statusdays on market $229,990 Active 24 DOM
9. 2026-06-27
   status $229,990 Pending 23 DOM
10. 2026-06-26
    days on market $229,990 Active 23 DOM
11. 2026-06-24
    days on market $229,990 Active 21 DOM
12. 2026-06-22
    days on market $229,990 Active 19 DOM
13. 2026-06-21
    days on market $229,990 Active 18 DOM
14. 2026-06-18
    days on market $229,990 Active 15 DOM
15. 2026-06-17
    days on market $229,990 Active 14 DOM
16. 2026-06-16
    days on market $229,990 Active 13 DOM
17. 2026-06-15
    days on market $229,990 Active 12 DOM
18. 2026-06-13
    days on market $229,990 Active 10 DOM
19. 2026-06-13
    days on market $229,990 Active 9 DOM
20. 2026-06-09
    days on market $229,990 Active 6 DOM
21. 2026-06-08
    days on market $229,990 Active 5 DOM
22. 2026-06-07
    days on market $229,990 Active 4 DOM
23. 2026-06-04
    days on marketlisting id $229,990 Active 1 DOM
24. 2026-05-31
    days on market $229,990 Active 375 DOM
25. 2026-02-08
    price $229,990 934-char remark
26. 2025-07-13
    price $239,000 934-char remark
27. 2025-05-20
    listed $245,000 Active 934-char remark

ⓘ 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 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: $29,134
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$6,691
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,871/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 Est. rehab $4,500–$13,500 screening

This charming first-floor 2-bedroom co-op in North Isle Village is in good condition with updated features and a well-maintained exterior. Minor updates to the exterior siding and window seals would further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window seals — Improves energy efficiency and aesthetics ↑

ⓘ 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 65/100

Zoned Schools

Elementary Coram Elementary School F NY #1,277/2,108 Nat'l #16,061/41,679 Middle Longwood Junior High School A- NY #101/729 Nat'l #1,048/14,009 High Longwood High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 66/100

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 · 1,505,262 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: 12% of renters

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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: 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%

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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: ▼ -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

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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: Community clubhouseFitness centerPoolSidewalksTennis courts

Exterior

• Parking: Assigned parking in a parking lotNo carportNo parking fee
• Utilities: Electricity connected (PSEG)Natural gas connectedWater connectedSewer: sharedTrash collection (private)
• Home design: Stock cooperativeTwo-story buildingEntry level: 1
• Construction: Frame construction with vinyl sidingSlab foundation
• Exterior features: Community indoor and outdoor in-ground poolNo waterfront

Interior

• Kitchen: DishwasherGas rangeMicrowaveRefrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: First-floor bedroomFirst-floor full bathroomGalley kitchenNo basementAttic: none5 total roomsPet friendly
• Laundry & utility: Laundry in multiple locations

Price history

-6.1% since first listed

6 events — show timeline

• 2026-06-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-06-02 Listed $229,990 OneKey® MLS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-08 Price Changed $229,990 OneKey® MLS as Distributed by MLS Grid
• 2025-07-13 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Listed $245,000 OneKey® MLS as Distributed by MLS Grid