115 Pointe Cir S #115 · Coram, NY 11727

$235,000

2 bd · 2.0 ba · 900 sqft · Townhouse · 101 Days on market

Built 1978 Good condition $261/sqft · 9% below area Est $258k · 9% under ↓ 4% 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 +17.3/30.0
• ARV discount +11.5/15.0
• Schools +6.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to desirable North Isle Village in Coram! This charming 2-bedroom, 2-bath co-op offers comfortable and convenient living in a beautifully maintained community. Step inside to find a spacious and sun-filled layout featuring a generous living room, perfect for relaxing or entertaining, and a dining area ideal for everyday meals or gatherings. The kitchen provides ample cabinet space and functionality for all your cooking needs. New appliances in the kitchen including dishwasher and microwave. Both bedrooms are well-sized with great closet space. Why rent when you can own!

Key facts

• Community pool
• Built 1978
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (3.3% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 101 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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 $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $258,056
• List price: $235,000
• Delta: -8.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Pointe Circle South #79	0.06mi	2/2.0	875 (-3%)	2mo	$195,000	$223	91
138 N Pointe Cir #138	0.15mi	2/1.0	900 (0%)	3mo	$230,000	$256	87
198 Pointe Circle North #198	0.18mi	2/1.5	875 (-3%)	4mo	$220,000	$251	82
197 N Pointe Cir #197	0.17mi	2/1.5	950 (+6%)	1mo	$250,000	$263	80
53 Pointe Cir S #53	0.10mi	2/1.0	950 (+6%)	4mo	$265,000	$279	78
172 Pointe Cir N #172	0.17mi	2/1.5	957 (+6%)	2mo	$249,990	$261	78
202 Pointe Circle North #202	0.18mi	2/1.5	957 (+6%)	4mo	$250,000	$261	76
51 Pointe Cir S #51	0.11mi	2/1.0	824 (-8%)	6mo	$248,000	$301	72
8 Idaho Unit i8	0.14mi	1/1.0 (-1)	800 (-11%)	2mo	$209,990	$262	64
11 Idaho #11	0.14mi	1/1.0 (-1)	800 (-11%)	2mo	$235,000	$294	64
2 El Camino Ct #2	0.26mi	1/1.0 (-1)	850 (-6%)	7mo	$208,000	$245	64
65 Federal Ln	0.60mi	2/1.0	916 (+2%)	2mo	$410,000	$448	63

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-23,259
• Equity at exit: $35,039

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $10,339
• Equity at exit: $20,319

Cash invested: $65,800 (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: 7 active · 20 under contract
• Months of supply: 2.6 mo (38%/mo absorbed)
• Median asking: $199,996 ($267/sqft)
• Median days on market: 66 d
• This list price: 86% of active listings are priced below it
• ARV vs active asking: +7.5% 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: 278
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $172

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 87%

Sensitivity live

Price	-10% $334	-5% $253	+0% $172	+5% $90	+10% $9
Rent	-10% $-8	-5% $82	+0% $172	+5% $261	+10% $351
Rate	-1.0pp $290	-0.5pp $231	base $172	+0.5pp $111	+1.0pp $49

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	25d	1	0.10mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	93d	1	0.10mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	71d	1	0.17mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	64d	1	0.20mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	73d	1	0.24mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	66d	1	0.24mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	93d	1	0.26mi
27 Stuart Dr Coram, NY	1.0	1.0	525	$2,000	$3.81	0d	1	0.27mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.0	1108	$3,677	$3.32	0d	14	0.95mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	93d	1	1.00mi
100 Stonegate Way Middle Island, NY	1.0–3.0	1.0–2.0	1058	$3,238	$3.06	0d	5	1.26mi
36 Wedgewood Dr Coram, NY	1.0	1.0	650	$1,975	$3.04	14d	1	1.34mi
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	26d	1	1.45mi

Property features AI

Finance

• HOA & community: Association: North Isle VillageAssociation amenities include clubhouse, pool, tennis courts, snow removal, and trash service

Exterior

• Parking: Common parking (no carport)
• Utilities: Shared sewerElectricity connected
• Home design: Stock cooperative propertyEntry level: 1
• Exterior features: Aluminum sidingNot waterfront

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigerator
• Bedrooms: Includes at least one bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningForced air heating
• Interior features: First-floor bedroomTotal of 5 rooms

Listing history 50 events

1. 2026-08-08
   days on market $235,000 Active 101 DOM
2. 2026-08-06
   days on market $235,000 Active 99 DOM
3. 2026-08-05
   days on market $235,000 Active 98 DOM
4. 2026-08-04
   days on market $235,000 Active 97 DOM
5. 2026-08-03
   days on market $235,000 Active 96 DOM
6. 2026-07-31
   days on market $235,000 Active 93 DOM
7. 2026-07-30
   days on market $235,000 Active 91 DOM
8. 2026-07-28
   days on market $235,000 Active 90 DOM
9. 2026-07-26
   days on market $235,000 Active 88 DOM
10. 2026-07-24
    days on market $235,000 Active 86 DOM
11. 2026-07-23
    days on market $235,000 Active 85 DOM
12. 2026-07-22
    days on market $235,000 Active 84 DOM
13. 2026-07-21
    days on market $235,000 Active 83 DOM
14. 2026-07-20
    days on market $235,000 Active 82 DOM
15. 2026-07-18
    days on market $235,000 Active 80 DOM
16. 2026-07-18
    days on market $235,000 Active 79 DOM
17. 2026-07-16
    days on market $235,000 Active 78 DOM
18. 2026-07-15
    days on market $235,000 Active 77 DOM
19. 2026-07-14
    days on market $235,000 Active 76 DOM
20. 2026-07-13
    days on market $235,000 Active 75 DOM
21. 2026-07-13
    days on market $235,000 Active 74 DOM
22. 2026-07-11
    pricedays on market $235,000 Active 73 DOM
23. 2026-07-10
    days on market $250,000 Active 72 DOM
24. 2026-07-09
    days on market $250,000 Active 71 DOM
25. 2026-07-07
    days on market $250,000 Active 69 DOM
26. 2026-07-06
    days on market $250,000 Active 68 DOM
27. 2026-07-06
    days on market $250,000 Active 67 DOM
28. 2026-07-05
    days on market $250,000 Active 66 DOM
29. 2026-07-03
    days on market $250,000 Active 65 DOM
30. 2026-07-02
    days on market $250,000 Active 64 DOM
31. 2026-07-01
    days on market $250,000 Active 63 DOM
32. 2026-06-30
    days on market $250,000 Active 62 DOM
33. 2026-06-29
    days on market $250,000 Active 61 DOM
34. 2026-06-28
    days on market $250,000 Active 60 DOM
35. 2026-06-27
    days on market $250,000 Active 59 DOM
36. 2026-06-26
    days on market $250,000 Active 58 DOM
37. 2026-06-24
    days on market $250,000 Active 56 DOM
38. 2026-06-22
    days on market $250,000 Active 54 DOM
39. 2026-06-21
    days on market $250,000 Active 53 DOM
40. 2026-06-18
    days on market $250,000 Active 50 DOM
41. 2026-06-17
    days on market $250,000 Active 49 DOM
42. 2026-06-16
    days on market $250,000 Active 48 DOM
43. 2026-06-15
    days on market $250,000 Active 47 DOM
44. 2026-06-13
    days on market $250,000 Active 45 DOM
45. 2026-06-13
    pricedays on market $250,000 Active 44 DOM
46. 2026-06-09
    days on market $260,000 Active 41 DOM
47. 2026-06-08
    days on market $260,000 Active 40 DOM
48. 2026-06-07
    days on market $260,000 Active 39 DOM
49. 2026-06-04
    days on market $260,000 Active 36 DOM
50. 2026-06-03
    days on market $260,000 Active 35 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 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: $27,275
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,836
• Taxable loss: −$1,789
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $2,488/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

This well-maintained townhouse in a desirable community offers a good starting point for investors looking to make cosmetic updates for a quick return on investment.

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen backsplash — A fresh backsplash can significantly update the kitchen's look and feel ↑

ⓘ 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: Association: North Isle VillageAssociation amenities include clubhouse, pool, tennis courts, snow removal, and trash service

Exterior

• Parking: Common parking (no carport)
• Utilities: Shared sewerElectricity connected
• Home design: Stock cooperative propertyEntry level: 1
• Exterior features: Aluminum sidingNot waterfront

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigerator
• Bedrooms: Includes at least one bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningForced air heating
• Interior features: First-floor bedroomTotal of 5 rooms

Price history

-3.8% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $260,000 OneKey® MLS as Distributed by MLS Grid