150 Pointe Cir N #150 · Coram, NY 11727

$250,000

2 bd · 1.0 ba · 907 sqft · Condo · 49 Days on market

Built 1978 Good condition $276/sqft · 9% above area Est $229k · 9% over

---

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).

• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• ARV discount +3.4/15.0
• Livability +3.3/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own? Move right into this beautifully renovated 2 Bedroom, 1 full bathroom, upper unit located in North Isle Village in Coram. Custom kitchen equipped with stainless steel appliances, 42" cabinets with molding, and quartz countertops. The bathroom has 2 separate sinks, and a beautiful stand up steam shower. Ample closets throughout for storage. Truly a great space! The club amenities include clubhouse access that has both an indoor & outdoor pool, gym, saunas, recreation room, tennis courts, basketball court, BBQ area and much more! The HOA fees includes heat, water, taxes, 1 parking spot

Key facts

• Custom kitchen
• Quartz countertops
• Clubhouse access

Tags

• CUSTOM KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• STAND UP STEAM SHOWER
• AMPLE CLOSETS
• CLUBHOUSE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/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 $228k (8.9% below list).
• Recommended offer: $228k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 0.7% 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: Longwood High School (math 90% / reading 77%, grade A, #409 of 1,100 statewide, top 39%, 2,977 students, 44% FRL).
• Zoned-school proficiency averages 84% at this address vs 58% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Longwood Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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 26d 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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 54% 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 $227,750 (8.9% 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 49 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 0.91% ✗
• Cap rate: 0.72%
• Cash-on-cash: -19.89%
• DSCR: 0.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $229,089
• List price: $250,000
• Delta: 9.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -52.2%
• Equity multiple: -0.57×
• Total profit: $-109,763
• Equity at exit: $37,276

10-year hold

• IRR: -77.3%
• Equity multiple: -1.44×
• Total profit: $-171,122
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA est. from 2 same-building comps: −$1,232
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-1,160

Break-even live

Break-even rent $3,746

Max offer price $82,078

Occupancy floor —

Sensitivity live

Price	-10% $-988	-5% $-1,074	+0% $-1,160	+5% $-1,247	+10% $-1,333
Rent	-10% $-1,340	-5% $-1,250	+0% $-1,160	+5% $-1,071	+10% $-981
Rate	-1.0pp $-1,035	-0.5pp $-1,097	base $-1,160	+0.5pp $-1,225	+1.0pp $-1,291

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	26d	1	0.13mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	19d	1	0.14mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	45d	1	0.15mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	45d	1	0.15mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	23d	1	0.18mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	17d	1	0.23mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	45d	1	0.37mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	45d	1	0.97mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1108	$3,667	$3.31	0d	19	1.09mi
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	6d	1	1.32mi

HOA detail condo

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

Listing history 6 events

1. 2026-05-14
   status Active 627-char remark

   Show marketing remark (627 chars)

   Why rent when you can own? Move right into this beautifully renovated 2 Bedroom, 1 full bathroom, upper unit located in North Isle Village in Coram. Custom kitchen equipped with stainless steel appliances, 42" cabinets with molding, and quartz countertops. The bathroom has 2 separate sinks, and a beautiful stand up steam shower. Ample closets throughout for storage. Truly a great space! The club amenities include clubhouse access that has both an indoor & outdoor pool, gym, saunas, recreation room, tennis courts, basketball court, BBQ area and much more! The HOA fees includes heat, water, taxes, 1 parking spot

2. 2026-05-14
   price $250,000 627-char remark

   Show marketing remark (627 chars)

   Why rent when you can own? Move right into this beautifully renovated 2 Bedroom, 1 full bathroom, upper unit located in North Isle Village in Coram. Custom kitchen equipped with stainless steel appliances, 42" cabinets with molding, and quartz countertops. The bathroom has 2 separate sinks, and a beautiful stand up steam shower. Ample closets throughout for storage. Truly a great space! The club amenities include clubhouse access that has both an indoor & outdoor pool, gym, saunas, recreation room, tennis courts, basketball court, BBQ area and much more! The HOA fees includes heat, water, taxes, 1 parking spot

3. 2026-03-13
   listed $259,999 Active 627-char remark

   Show marketing remark (627 chars)

   Why rent when you can own? Move right into this beautifully renovated 2 Bedroom, 1 full bathroom, upper unit located in North Isle Village in Coram. Custom kitchen equipped with stainless steel appliances, 42" cabinets with molding, and quartz countertops. The bathroom has 2 separate sinks, and a beautiful stand up steam shower. Ample closets throughout for storage. Truly a great space! The club amenities include clubhouse access that has both an indoor & outdoor pool, gym, saunas, recreation room, tennis courts, basketball court, BBQ area and much more! The HOA fees includes heat, water, taxes, 1 parking spot

4. 2024-08-30
   soldstatus $245,000 Closed 766-char remark

   Show marketing remark (766 chars)

   Beautiful & Spacious. Move Right into this beautiful 2 Bedroom, upper unit located in North Isle Village in Coram. Amenities include Clubhouse - Indoor & Outdoor Pool - Gym - Basketball Court - Tennis Court & More! Also, the HOA fees include heat and taxes, but not electricity and cable! Beautiful 4 year young custom kitchen with 42 inch cabinets with molding - Quartz counters - S/S Appliances & Backsplash. 4 Year carpet & Laminate flooring - 4 Year Bath - Hi-hats throughout (except B/R's) 8 month young heating & A/C unit - 4 Year young 6 panel doors & front door - Base & Door frame molding is 4 years young. Move Right In!, Additional information: Appearance:Diamond,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen

5. 2024-06-20
   status Pending 766-char remark

   Show marketing remark (766 chars)

   Beautiful & Spacious. Move Right into this beautiful 2 Bedroom, upper unit located in North Isle Village in Coram. Amenities include Clubhouse - Indoor & Outdoor Pool - Gym - Basketball Court - Tennis Court & More! Also, the HOA fees include heat and taxes, but not electricity and cable! Beautiful 4 year young custom kitchen with 42 inch cabinets with molding - Quartz counters - S/S Appliances & Backsplash. 4 Year carpet & Laminate flooring - 4 Year Bath - Hi-hats throughout (except B/R's) 8 month young heating & A/C unit - 4 Year young 6 panel doors & front door - Base & Door frame molding is 4 years young. Move Right In!, Additional information: Appearance:Diamond,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen

6. 2024-05-22
   listed $249,000 Active 766-char remark

   Show marketing remark (766 chars)

   Beautiful & Spacious. Move Right into this beautiful 2 Bedroom, upper unit located in North Isle Village in Coram. Amenities include Clubhouse - Indoor & Outdoor Pool - Gym - Basketball Court - Tennis Court & More! Also, the HOA fees include heat and taxes, but not electricity and cable! Beautiful 4 year young custom kitchen with 42 inch cabinets with molding - Quartz counters - S/S Appliances & Backsplash. 4 Year carpet & Laminate flooring - 4 Year Bath - Hi-hats throughout (except B/R's) 8 month young heating & A/C unit - 4 Year young 6 panel doors & front door - Base & Door frame molding is 4 years young. Move Right In!, Additional information: Appearance:Diamond,ExterioFeatures:Tennis,Interior Features:Efficiency Kitchen

ⓘ 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: $27,330
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$14,784
• − Depreciation: −$7,273
• Taxable loss: −$18,103
• Est. tax savings @ 24.0%: +$4,345
• After-tax cash flow: $-9,581/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 80/100 Cosmetic rehab

This well-maintained and recently renovated 2-bedroom condo is move-in ready with a good condition score and minimal repairs needed. Upgrading the landscaping and interior paint can further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value.
• Both Upgrading flooring in common areas — New flooring can improve the home's appearance and increase its value.
• Both Upgrading kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value. ↑
• Both Upgrading flooring in common areas — New flooring can improve the home's appearance and increase its value. ↑
• Both Upgrading kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters. ↑

ⓘ 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

+0.4% since first listed

6 events — show timeline

• 2026-05-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Listed $259,999 OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Sold (MLS) $245,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-22 Listed $249,000 OneKey® MLS as Distributed by MLS Grid