5 Laramie Ct #5 · Coram, NY 11727

$199,990

1 bd · 1.0 ba · 750 sqft · Townhouse · 21 Days on market

Built 1979 Good condition Est $220k · 9% under

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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 +22.2/30.0
• ARV discount +11.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1-Bedroom Ground-Level Apartment in Prime Location – Utilities Included. Welcome to your new home! This beautifully maintained ground-level 1-bedroom apartment offers comfort, space, and convenience—all in one perfect package. Step inside to a large open floorplan that seamlessly connects the living area, dining space, and a well-equipped galley kitchen, creating a welcoming atmosphere perfect for relaxing or entertaining. The bedroom is generously sized, featuring large closets for ample storage. A full bathroom completes this thoughtfully designed unit. Enjoy the privacy of a unit that backs up to a serene, wooded area, offering a tranquil view. Community Amenities: F

Key facts

• Serene wooded area
• Large open floorplan
• Large closets

Tags

• GROUND LEVEL APARTMENT
• LARGE OPEN FLOORPLAN
• WELL EQUIPPED GALLEY KITCHEN
• LARGE CLOSETS
• SERENE WOODED AREA
• FULLY EQUIPPED FITNESS CENTER

Property features AI

Finance

• HOA & community: Cooperative community (Stock cooperative)

Exterior

• Parking: Assigned parking; Common parking; On-street parking
• Utilities: Electric service by PSEG; Public sewer; Cable available; Electricity available; Natural gas connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator
• Bedrooms: Total rooms: 4 (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Formal dining area; Open floorplan
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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+, 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $6k 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 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,990 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $219,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Laramie Ct Unit L3	0.01mi	1/1.0	750 (0%)	2mo	$220,000	$293	98
10 Idaho Ct #10	0.15mi	1/1.0	750 (0%)	9mo	$180,000	$240	86
30 Kiowa Ct Unit K30	0.09mi	1/1.0	700 (-7%)	2mo	$168,000	$240	83
11 Idaho #11	0.15mi	1/1.0	800 (+7%)	1mo	$235,000	$294	82
8 Idaho Unit i8	0.16mi	1/1.0	800 (+7%)	1mo	$209,990	$262	81
27 Cheyenne Ct #27	0.39mi	1/1.0	750 (0%)	5mo	$220,000	$293	78
2 Sierra Ct #2	0.19mi	1/1.0	650 (-13%)	5mo	$212,000	$326	65
15 Sierra Ct #15	0.23mi	1/1.0	650 (-13%)	8mo	$180,000	$277	60
51 Pointe Cir S #51	0.34mi	2/1.0 (+1)	824 (+10%)	5mo	$248,000	$301	59
15 Denver Ct #15	0.36mi	1/1.0	650 (-13%)	5mo	$203,000	$312	57
38 Point Circle South	0.30mi	2/1.0 (+1)	830 (+11%)	8mo	$240,000	$289	57
2 El Camino Ct #2	0.45mi	1/1.0	850 (+13%)	5mo	$208,000	$245	53

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-8,067
• Equity at exit: $29,819

10-year hold

• IRR: 7.7%
• Equity multiple: 1.63×
• Total profit: $35,252
• Equity at exit: $17,291

Cash invested: $55,997 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $324

Break-even live

Break-even rent $1,749

Max offer price $199,990

Occupancy floor 80%

Sensitivity live

Price	-10% $462	-5% $393	+0% $324	+5% $255	+10% $186
Rent	-10% $153	-5% $239	+0% $324	+5% $409	+10% $495
Rate	-1.0pp $425	-0.5pp $375	base $324	+0.5pp $272	+1.0pp $220

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	18d	1	0.03mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	25d	1	0.03mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	22d	1	0.14mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	44d	1	0.18mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	44d	1	0.18mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	44d	1	0.38mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	16d	1	0.39mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	44d	1	0.82mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1131	$2,919	$2.58	2d	19	1.12mi
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	5d	1	1.37mi

Listing history 14 events

1. 2026-06-18
   days on market $199,990 Active 21 DOM
2. 2026-06-17
   days on market $199,990 Active 20 DOM
3. 2026-06-16
   days on market $199,990 Active 19 DOM
4. 2026-06-15
   days on market $199,990 Active 18 DOM
5. 2026-06-13
   days on market $199,990 Active 16 DOM
6. 2026-06-13
   days on market $199,990 Active 15 DOM
7. 2026-06-09
   days on market $199,990 Active 12 DOM
8. 2026-06-08
   days on market $199,990 Active 11 DOM
9. 2026-06-07
   days on market $199,990 Active 10 DOM
10. 2026-06-04
    days on market $199,990 Active 7 DOM
11. 2026-06-03
    days on market $199,990 Active 6 DOM
12. 2026-06-02
    days on market $199,990 Active 5 DOM
13. 2026-06-01
    days on market $199,990 Active 4 DOM
14. 2026-05-31
    days on market $199,990 Active 3 DOM

ⓘ 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 · 18 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: $25,917
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,818
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,709/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom ground-level apartment is in good condition with modern amenities and a prime location. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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

+8788.4% since first listed

4 events — show timeline

• 2026-05-28 Listed $199,990 OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Listed for Rent $2,150 ONEKEY
• 2026-01-07 Rental Removed $2,250 ONEKEY
• 2025-09-06 Listed for Rent $2,250 ONEKEY