71 Pointe Cir S #71 · Coram, NY 11727

$229,990

2 bd · 1.0 ba · 900 sqft · Condo · 18 Days on market

Built 1978 Good condition $256/sqft · 13% below area Est $266k · 13% under ↓ 6% since listing

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Why this score? — see what drove the F 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 +13.6/15.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Cash flow +0.2/30.0
• DSCR +0.0/10.0
• 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

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Pool; Sidewalks; Tennis courts

Exterior

• Parking: Assigned parking in a parking lot; No carport; No parking fee
• Utilities: Electricity connected (PSEG); Natural gas connected; Water connected; Sewer: shared; Trash collection (private)
• Home design: Stock cooperative; Two-story building; Entry level: 1
• Construction: Frame construction with vinyl siding; Slab foundation
• Exterior features: Community indoor and outdoor in-ground pool; No waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Galley kitchen; No basement; Attic: none; 5 total rooms; Pet friendly
• Laundry & utility: Laundry in multiple locations

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (0.6% below list).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 0.9% vs local median 3.5% in Coram — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 232 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 18 days — a 2% lower offer ($227k) 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

• Watch-outs: HOA is 55% of rent.
• 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 $226,540 (1.5% 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 1978 — 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: 0.99% ✗
• Cap rate: 0.89%
• Cash-on-cash: -19.30%
• DSCR: 0.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $265,845
• List price: $229,990
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -50.3%
• Equity multiple: -0.53×
• Total profit: $-98,531
• Equity at exit: $34,292

10-year hold

• IRR: -69.0%
• Equity multiple: -1.34×
• Total profit: $-150,968
• 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 →

ZIP-level market 11727

• Rents YoY: 4.7%
• Active inventory: 232
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA est. from 1 same-building comp: −$1,253
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-1,035

Break-even live

Break-even rent $3,598

Max offer price $80,154

Occupancy floor —

Sensitivity live

Price	-10% $-877	-5% $-956	+0% $-1,035	+5% $-1,115	+10% $-1,194
Rent	-10% $-1,216	-5% $-1,126	+0% $-1,035	+5% $-945	+10% $-855
Rate	-1.0pp $-920	-0.5pp $-977	base $-1,035	+0.5pp $-1,095	+1.0pp $-1,156

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
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	44d	1	0.11mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	44d	1	0.12mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	23d	1	0.18mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	44d	1	0.20mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	16d	1	0.25mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	25d	1	0.29mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	18d	1	0.29mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1082	$3,667	$3.39	0d	18	0.88mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	44d	1	0.99mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,760	$3.42	0d	4	1.33mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	44d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $229,990 Active 18 DOM
2. 2026-06-18
   days on market $229,990 Active 15 DOM
3. 2026-06-17
   days on market $229,990 Active 14 DOM
4. 2026-06-16
   days on market $229,990 Active 13 DOM
5. 2026-06-15
   days on market $229,990 Active 12 DOM
6. 2026-06-13
   days on market $229,990 Active 10 DOM
7. 2026-06-13
   days on market $229,990 Active 9 DOM
8. 2026-06-09
   days on market $229,990 Active 6 DOM
9. 2026-06-08
   days on market $229,990 Active 5 DOM
10. 2026-06-07
    days on market $229,990 Active 4 DOM
11. 2026-06-04
    days on marketlisting id $229,990 Active 1 DOM
12. 2026-05-31
    days on market $229,990 Active 375 DOM
13. 2026-02-08
    price $229,990 934-char remark
14. 2025-07-13
    price $239,000 934-char remark
15. 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 3/10 Moderate
• 🌡 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: $27,447
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$15,036
• − Depreciation: −$6,691
• Taxable loss: −$16,154
• Est. tax savings @ 24.0%: +$3,877
• After-tax cash flow: $-8,549/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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: 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

-6.1% since first listed

5 events — show timeline

• 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