2453 Union Blvd Unit 32A · Islip, NY 11751

$299,000

2 bd · 1.0 ba · 850 sqft · Condo · 53 Days on market

Built 1970

---

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 +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.5/10.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Renovated Huge, 2Br Unit W/Jacuzzi,Bth, Brand New Stainless Steel Appliances! Gorgeous Hardwood Floors! New Paint! New Hi Hat Lighting. 5 Huge Closets, Prime Courtyard View, Steps To Parking/Laundry. Maintenance Includes All Taxes,Heat & Hot Water, Landscaping/Snow/Trash Removal/Use Of Pool/Gym/Clubhouse.Maintenance W/Star $910. Don't Rent Own For Less!!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen

Key facts

• On-site gym
• Galley kitchen
• Community pool

Tags

• GALLEY KITCHEN
• STAINLESS STEEL APPLIANCES
• ON-SITE GYM
• BEAUTIFULLY MAINTAINED GROUNDS

Property features AI

Finance

• Other: Living area reported from public records
• HOA & community: Association: Forest Green (Einsidler Management Inc); Community clubhouse; Fitness center; Community pool; Sidewalks

Exterior

• Parking: Parking lot; No carport
• Utilities: Electric service by PSEG; Public sewer; Cable available; Electricity available
• Home design: Stock cooperative; Entry level: 1
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 6 total rooms (includes bedroom spaces and living areas)
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Formal dining room; Galley-style kitchen; Common-area laundry; Cats and dogs allowed
• Laundry & utility: Common-area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.

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: Wing Elementary School (379 students, 35% 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) — zoned schools average 35% FRL vs 20% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $153k; list at $299k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major wind risk, 64% 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 $290,030 (3.0% 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 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 2.99%
• Cash-on-cash: -11.81%
• DSCR: 0.47
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -37.5%
• Equity multiple: -0.20×
• Total profit: $-100,125
• Equity at exit: $44,582

10-year hold

• IRR: -51.3%
• Equity multiple: -0.81×
• Total profit: $-151,465
• Equity at exit: $25,852

Cash invested: $83,720 (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 11751

• Active inventory: 87
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,152 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA est. from 4 same-building comps: −$1,248
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-824

Break-even live

Break-even rent $4,195

Max offer price $179,749

Occupancy floor —

Sensitivity live

Price	-10% $-617	-5% $-721	+0% $-824	+5% $-927	+10% $-1,031
Rent	-10% $-1,073	-5% $-949	+0% $-824	+5% $-700	+10% $-575
Rate	-1.0pp $-674	-0.5pp $-748	base $-824	+0.5pp $-902	+1.0pp $-980

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
584 Main St Unit 1 Islip, NY	1.0	1.0	620	$3,150	$5.08	2d	1	0.49mi
584 Main St Unit 5 Islip, NY	2.0	2.0	995	$3,900	$3.92	44d	1	0.49mi
405 E Main St Bay Shore, NY	2.0	1.0–2.0	750	$2,950	$3.93	44d	1	0.74mi
35 Penataquit Ave Bay Shore, NY	2.0	1.0–1.5	637	$3,120	$4.89	0d	13	0.92mi
700 Justine Ct Bay Shore, NY	1.0	1.0	625	$2,195	$3.51	21d	5	1.02mi
39 Bay Shore Ave Bay Shore, NY	1.0	1.0	544	$2,400	$4.41	44d	1	1.46mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-21
   days on market $299,000 Active 53 DOM
2. 2026-06-18
   days on market $299,000 Active 50 DOM
3. 2026-06-17
   days on market $299,000 Active 49 DOM
4. 2026-06-16
   days on market $299,000 Active 48 DOM
5. 2026-06-15
   days on market $299,000 Active 47 DOM
6. 2026-06-13
   days on market $299,000 Active 45 DOM
7. 2026-06-09
   days on market $299,000 Active 41 DOM
8. 2026-06-08
   days on market $299,000 Active 40 DOM
9. 2026-06-07
   days on market $299,000 Active 39 DOM
10. 2026-06-04
    days on market $299,000 Active 36 DOM
11. 2026-06-03
    days on market $299,000 Active 35 DOM
12. 2026-06-02
    days on market $299,000 Active 34 DOM
13. 2026-06-01
    days on market $299,000 Active 33 DOM
14. 2026-05-31
    days on market $299,000 Active 32 DOM
15. 2025-12-03
    listed $299,000 Active 1408-char remark
16. 2025-02-17
    price $260,000
17. 2025-02-15
    price $256,999
18. 2025-02-01
    status Active
19. 2024-12-24
    price $259,999
20. 2024-11-27
    listed $269,995 Active
21. 2017-06-05
    soldstatus $153,000 Closed

    Show marketing remark (454 chars)

    Completely Renovated Huge, 2Br Unit W/Jacuzzi,Bth, Brand New Stainless Steel Appliances! Gorgeous Hardwood Floors! New Paint! New Hi Hat Lighting. 5 Huge Closets, Prime Courtyard View, Steps To Parking/Laundry. Maintenance Includes All Taxes,Heat & Hot Water, Landscaping/Snow/Trash Removal/Use Of Pool/Gym/Clubhouse.Maintenance W/Star $910. Don't Rent Own For Less!!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen

22. 2017-03-31
    status Under Contract

    Show marketing remark (454 chars)

    Completely Renovated Huge, 2Br Unit W/Jacuzzi,Bth, Brand New Stainless Steel Appliances! Gorgeous Hardwood Floors! New Paint! New Hi Hat Lighting. 5 Huge Closets, Prime Courtyard View, Steps To Parking/Laundry. Maintenance Includes All Taxes,Heat & Hot Water, Landscaping/Snow/Trash Removal/Use Of Pool/Gym/Clubhouse.Maintenance W/Star $910. Don't Rent Own For Less!!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen

23. 2016-10-28
    price $159,900

    Show marketing remark (454 chars)

    Completely Renovated Huge, 2Br Unit W/Jacuzzi,Bth, Brand New Stainless Steel Appliances! Gorgeous Hardwood Floors! New Paint! New Hi Hat Lighting. 5 Huge Closets, Prime Courtyard View, Steps To Parking/Laundry. Maintenance Includes All Taxes,Heat & Hot Water, Landscaping/Snow/Trash Removal/Use Of Pool/Gym/Clubhouse.Maintenance W/Star $910. Don't Rent Own For Less!!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen

24. 2016-07-01
    listed $164,000 New

    Show marketing remark (454 chars)

    Completely Renovated Huge, 2Br Unit W/Jacuzzi,Bth, Brand New Stainless Steel Appliances! Gorgeous Hardwood Floors! New Paint! New Hi Hat Lighting. 5 Huge Closets, Prime Courtyard View, Steps To Parking/Laundry. Maintenance Includes All Taxes,Heat & Hot Water, Landscaping/Snow/Trash Removal/Use Of Pool/Gym/Clubhouse.Maintenance W/Star $910. Don't Rent Own For Less!!, Additional information: Appearance:Mint+++,Interior Features:Efficiency Kitchen

25. 2012-09-30
    historical
26. 2012-03-16
    listed $149,999

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% 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 64% 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: $37,826
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − HOA: −$14,976
• − Depreciation: −$8,698
• Taxable loss: −$14,629
• Est. tax savings @ 24.0%: +$3,511
• After-tax cash flow: $-6,378/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: 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

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
• City population: 13,152
• Population (ZIP): 13,152

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 (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%

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

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

+99.3% since first listed

12 events — show timeline

• 2025-12-03 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $256,999 OneKey® MLS as Distributed by MLS Grid
• 2025-02-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-12-24 Price Changed $259,999 OneKey® MLS as Distributed by MLS Grid
• 2024-11-27 Listed $269,995 OneKey® MLS as Distributed by MLS Grid
• 2017-06-05 Sold (MLS) $153,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2016-10-28 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2016-07-01 Listed $164,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-16 Listed $149,999 OneKey® MLS as Distributed by MLS Grid