22 Teller Ave · Coram, NY 11727

$455,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 38 Days on market

Built 1960 0.44 ac lot $372/sqft · 15% below area Est $538k · 15% 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 +14.4/15.0
• Cash flow +7.5/30.0
• Schools +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If Your Are Looking For Peace & Serenity Look No Further- 22 Teller Features 3 Bedrooms, 1 Full Bath, Living Room, Dining Room, 1 Kitchen, 1 Car Garage, Sliders to a Huge Backyard Perfect For Entertaining Family & Friends. Close to 1 Acre.

Key facts

• 0.44 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (26.4% below list).
• Recommended offer: $335k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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+, schools 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.
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 39% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 38 days — a 3% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask is 72% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $290k; list at $455k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,735 (26.4% 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 38 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $537,828
• List price: $455,000
• Delta: -15.40%
• 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
35 Seymour Ln	0.24mi	3/2.0	1,200 (-2%)	12mo	$660,000	$550	72
83 Gray Ave	0.43mi	3/2.0	1,248 (+2%)	16mo	$460,000	$369	59
110 Wilson Ave	0.21mi	3/1.5	1,110 (-9%)	17mo	$400,000	$360	58
18 Ethel Ln	0.15mi	3/1.0	1,056 (-14%)	15mo	$395,000	$374	58
58 Norfleet Ln	0.40mi	4/4.0 (+1)	1,266 (+3%)	2mo	$610,000	$482	57
38 Huntingdale Way	0.58mi	2/2.0 (-1)	1,320 (+8%)	4mo	$455,000	$345	48
10 Margaret Dr	0.10mi	4/2.0 (+1)	1,400 (+14%)	21mo	$479,000	$342	45
15 Westchester Ct	0.72mi	3/2.0	1,169 (-4%)	13mo	$400,000	$342	44
15 Mill Ln	0.66mi	3/2.0	1,154 (-6%)	15mo	$545,000	$472	43
107 Cedar Ln	0.61mi	4/1.0 (+1)	1,088 (-11%)	9mo	$408,000	$375	40
9 Beach Ln	0.64mi	4/2.0 (+1)	1,316 (+8%)	11mo	$500,000	$380	40
111 Seymour Ln	0.64mi	4/2.0 (+1)	1,100 (-10%)	16mo	$457,000	$415	31

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: -23.5%
• Equity multiple: 0.18×
• Total profit: $-104,118
• Equity at exit: $67,842

10-year hold

• IRR: -14.4%
• Equity multiple: 0.12×
• Total profit: $-112,731
• Equity at exit: $39,340

Cash invested: $127,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,347 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$637 /mo · $7,639/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-568

Break-even live

Break-even rent $4,066

Max offer price $354,696

Occupancy floor —

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Carr Ln Medford, NY	3.0	1.0	1000	$3,570	$3.57	43d	1	0.32mi
72 Judith Dr Coram, NY	4.0	1.0	1008	$3,500	$3.47	43d	1	0.44mi
1 Homestead Dr Coram, NY	1.0–2.0	1.0	658	$2,590	$3.93	1d	6	0.58mi
546 Granny Rd Medford, NY	3.0	1.0	1152	$3,500	$3.04	43d	1	0.87mi
546 Granny Rd Medford, NY	3.0	1.0	1152	$3,500	$3.04	21d	1	0.87mi
32 Country Club Dr Unit 32B Coram, NY	2.0	1.0	980	$2,765	$2.82	43d	1	1.12mi
45 Country Club Dr Coram, NY	2.0	1.0	876	$2,795	$3.19	43d	1	1.12mi
34 Country Club Dr Unit 34C Coram, NY	2.0	1.0	855	$2,650	$3.10	43d	1	1.15mi
1 Villa D'Est Dr Unit D-04 Coram, NY	2.0	1.0	812	$2,695	$3.32	24d	1	1.40mi
1 Villa D'Est Dr Unit D-02 Coram, NY	2.0	1.0	812	$2,695	$3.32	44d	1	1.40mi
100 Villa D'Est Dr Coram, NY	1.0–2.0	1.0	891	$3,100	$3.48	43d	1	1.42mi
79 Birchwood Rd Coram, NY	2.0	2.0	1307	$3,500	$2.68	44d	1	1.47mi

Listing history 20 events

1. 2026-06-15
   days on market $455,000 Active 38 DOM
2. 2026-06-13
   days on market $455,000 Active 36 DOM
3. 2026-06-13
   days on market $455,000 Active 35 DOM
4. 2026-06-09
   days on market $455,000 Active 32 DOM
5. 2026-06-08
   days on market $455,000 Active 31 DOM
6. 2026-06-07
   days on market $455,000 Active 30 DOM
7. 2026-06-04
   days on market $455,000 Active 27 DOM
8. 2026-06-03
   days on market $455,000 Active 26 DOM
9. 2026-06-02
   days on market $455,000 Active 25 DOM
10. 2026-06-01
    days on market $455,000 Active 24 DOM
11. 2026-05-31
    days on market $455,000 Active 23 DOM
12. 2026-05-08
    status Active 247-char remark

    Show marketing remark (247 chars)

    If Your Are Looking For Peace & Serenity Look No Further- 22 Teller Features 3 Bedrooms, 1 Full Bath, Living Room, Dining Room, 1 Kitchen, 1 Car Garage, Sliders to a Huge Backyard Perfect For Entertaining Family & Friends. Close to 1 Acre.

13. 2026-05-08
    price $455,000 247-char remark

    Show marketing remark (247 chars)

    If Your Are Looking For Peace & Serenity Look No Further- 22 Teller Features 3 Bedrooms, 1 Full Bath, Living Room, Dining Room, 1 Kitchen, 1 Car Garage, Sliders to a Huge Backyard Perfect For Entertaining Family & Friends. Close to 1 Acre.

14. 2025-10-23
    historical $465,000 247-char remark

    Show marketing remark (247 chars)

    If Your Are Looking For Peace & Serenity Look No Further- 22 Teller Features 3 Bedrooms, 1 Full Bath, Living Room, Dining Room, 1 Kitchen, 1 Car Garage, Sliders to a Huge Backyard Perfect For Entertaining Family & Friends. Close to 1 Acre.

15. 2020-12-09
    soldstatus $290,460
16. 2020-10-07
    soldstatus $282,000 Closed 497-char remark

    Show marketing remark (497 chars)

    Great Spacious Ranch set on shy acre, great features include wood and bamboo flooring, freshly painted in neutral tones, new interior white panel doors, nice sized bedrooms, Brand New French door stainless steel refrigerator, Formal Dining room, Attached garage with entry to home and basement, Sliders to backyard, flat yard fenced. Amazing opportunity for this home. Photos coming soon, Additional information: Appearance:Excellent,Business Located At:,Rental Income:,Separate Hotwater Heater:N

17. 2020-08-02
    historical 497-char remark

    Show marketing remark (497 chars)

    Great Spacious Ranch set on shy acre, great features include wood and bamboo flooring, freshly painted in neutral tones, new interior white panel doors, nice sized bedrooms, Brand New French door stainless steel refrigerator, Formal Dining room, Attached garage with entry to home and basement, Sliders to backyard, flat yard fenced. Amazing opportunity for this home. Photos coming soon, Additional information: Appearance:Excellent,Business Located At:,Rental Income:,Separate Hotwater Heater:N

18. 2020-08-02
    status Active 497-char remark

    Show marketing remark (497 chars)

    Great Spacious Ranch set on shy acre, great features include wood and bamboo flooring, freshly painted in neutral tones, new interior white panel doors, nice sized bedrooms, Brand New French door stainless steel refrigerator, Formal Dining room, Attached garage with entry to home and basement, Sliders to backyard, flat yard fenced. Amazing opportunity for this home. Photos coming soon, Additional information: Appearance:Excellent,Business Located At:,Rental Income:,Separate Hotwater Heater:N

19. 2020-07-21
    historical 497-char remark

    Show marketing remark (497 chars)

    Great Spacious Ranch set on shy acre, great features include wood and bamboo flooring, freshly painted in neutral tones, new interior white panel doors, nice sized bedrooms, Brand New French door stainless steel refrigerator, Formal Dining room, Attached garage with entry to home and basement, Sliders to backyard, flat yard fenced. Amazing opportunity for this home. Photos coming soon, Additional information: Appearance:Excellent,Business Located At:,Rental Income:,Separate Hotwater Heater:N

20. 2020-07-15
    listed $265,000 Active 497-char remark

    Show marketing remark (497 chars)

    Great Spacious Ranch set on shy acre, great features include wood and bamboo flooring, freshly painted in neutral tones, new interior white panel doors, nice sized bedrooms, Brand New French door stainless steel refrigerator, Formal Dining room, Attached garage with entry to home and basement, Sliders to backyard, flat yard fenced. Amazing opportunity for this home. Photos coming soon, Additional information: Appearance:Excellent,Business Located At:,Rental Income:,Separate Hotwater Heater:N

ⓘ 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: $7,639 · $637/mo
• Projected year-2 tax: $7,664 · $639/mo
• Expected delta: +$25/yr (+$2/mo · 0.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $40,168
• − Mortgage interest: −$25,487
• − Property taxes: −$7,639
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,213
• − Management: −$3,213
• − Depreciation: −$13,236
• Taxable loss: −$14,896
• Est. tax savings @ 24.0%: +$3,575
• After-tax cash flow: $-3,239/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: 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

+71.7% since first listed

9 events — show timeline

• 2026-05-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $455,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Coming Soon $465,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-09 Sold (Public Records) $290,460 Public Records
• 2020-10-07 Sold (MLS) $282,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-07-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Listed $265,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $7,639 · +0.0% YoY. Source: county tax records.