30 El Camino Ct #30 · Coram, NY 11727

$189,996

1 bd · 1.0 ba · 750 sqft · Condo · 215 Days on market

Built 1972 Good condition $253/sqft · 12% below area Est $217k · 12% under $1073/mo HOA · 46% of rent ↓ 5% since listing

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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 +13.1/15.0
• 1% rule +7.2/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Cash flow +3.7/30.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Enjoy comfortable, low-maintenance living in this beautifully maintained 1-bedroom, 1-bath second floor co-op located in the desirable North Isle community. Offering approximately 750 square feet of well-designed living space, this home features an inviting entrance foyer that opens to a bright and spacious living area with an open floorplan, formal dining room, and efficient galley kitchen. The generously sized bedroom and full bath provide everyday comfort. Interior finishes include a combination of carpet and laminate flooring, along with central air and natural gas forced-air heating for year-round comfort. Residents enjoy an exceptional array of community amenities, including a clubhouse, fitness center, pool, spa, sauna, tennis and basketball courts, playground, and beautifully maintained grounds. Monthly maintenance covers major expenses such as heat, gas, hot water, water, sewer, trash, snow removal, and exterior and grounds care, making for simplified and predictable living. This well-kept community offers a peaceful setting, ample parking, and a welcoming lifestyle with resort-style conveniences right at your doorstep.

Key facts

• Fitness center
• Clubhouse
• Community amenities

Tags

• INVITING ENTRANCE FOYER
• OPEN FLOORPLAN
• EFFICIENT GALLEY KITCHEN
• COMMUNITY AMENITIES
• CLUBHOUSE
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (42.5% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $109k (42.5% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 3.6% 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); 338 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 61d 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 $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 215 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• 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 $109,195 (42.5% 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 215 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 2.77%
• Cash-on-cash: -12.60%
• DSCR: 0.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $216,758
• List price: $189,996
• Delta: -12.35%
• 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
27 El Camino Ct #27	0.01mi	1/1.0	700 (-7%)	1mo	$180,000	$257	87
3 Laramie Ct Unit L3	0.45mi	1/1.0	750 (0%)	5mo	$220,000	$293	75
8 Idaho Unit i8	0.29mi	1/1.0	800 (+7%)	4mo	$209,990	$262	72
11 Idaho #11	0.31mi	1/1.0	800 (+7%)	4mo	$235,000	$294	72
30 Kiowa Ct Unit K30	0.36mi	1/1.0	700 (-7%)	5mo	$168,000	$240	68
79 Pointe Circle South #79	0.22mi	2/2.0 (+1)	875 (+17%)	4mo	$195,000	$223	52
222 Pointe Cir N #2	0.39mi	2/1.0 (+1)	900 (+20%)	0mo	$199,999	$222	52
150 Pointe Cir N #150	0.42mi	2/1.0 (+1)	907 (+21%)	1mo	$255,000	$281	49
138 N Pointe Cir #138	0.42mi	2/1.0 (+1)	900 (+20%)	4mo	$230,000	$256	47
255 Sagamore Hills Dr	1.43mi	1/1.0	826 (+10%)	2mo	$330,000	$400	46
10 Gettysburg Ct	0.77mi	2/1.0 (+1)	916 (+22%)	2mo	$420,000	$459	33
65 Federal Ln	0.81mi	2/1.0 (+1)	916 (+22%)	4mo	$410,000	$448	32

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: -34.9%
• Equity multiple: -0.16×
• Total profit: $-61,730
• Equity at exit: $28,329

10-year hold

• IRR: -27.5%
• Equity multiple: -0.50×
• Total profit: $-80,054
• Equity at exit: $16,427

Cash invested: $53,199 (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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $229,990 ($287/sqft)
• Median days on market: 94 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.5% 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: 338
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$1,073
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-558

Break-even live

Break-even rent $3,020

Max offer price $109,195

Occupancy floor —

Sensitivity live

Price	-10% $-427	-5% $-493	+0% $-558	+5% $-624	+10% $-690
Rent	-10% $-741	-5% $-650	+0% $-558	+5% $-467	+10% $-376
Rate	-1.0pp $-463	-0.5pp $-510	base $-558	+0.5pp $-608	+1.0pp $-658

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: $47,499
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	139d	1	0.08mi
27 Stuart Dr Coram, NY	1.0	1.0	525	$2,000	$3.81	0d	1	0.16mi
48 Pointe Cir S Brookhaven, NY	2.0	1.0	950	$2,650	$2.79	0d	1	0.18mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	71d	1	0.27mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	139d	1	0.28mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	117d	1	0.30mi
150 Pointe Cir N #150 Coram, NY	2.0	1.0	907	$2,650	$2.92	26d	1	0.41mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	111d	1	0.44mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	120d	1	0.45mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	113d	1	0.45mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1115	$2,751	$2.47	0d	24	0.68mi
30 Apex Dr Coram, NY	2.0	1.0	750	$2,950	$3.93	6d	1	0.85mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	139d	1	0.95mi
1998 New York 112 Coram, NY	1.0	1.0	672	$2,715	$4.04	0d	4	1.12mi
36 Wedgewood Dr Coram, NY	1.0	1.0	650	$1,975	$3.04	60d	1	1.18mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	139d	1	1.23mi
1302 Margate Pl Unit 1302B Coram, NY	2.0	1.0	907	$2,350	$2.59	5d	1	1.25mi
100 Stonegate Way Middle Island, NY	1.0–2.0	1.0–2.0	932	$2,782	$2.98	0d	3	1.27mi
1104 Kingsley Pl Unit 1104B Coram, NY	2.0	1.0	907	$2,915	$3.21	4d	1	1.29mi
1005 Joyner Pl Unit 1005B Coram, NY	2.0	1.0	907	$2,915	$3.21	4d	1	1.31mi
1001 Joyner Pl Unit 1001A Coram, NY	1.0	1.0	881	$2,330	$2.64	5d	1	1.31mi
1002 Joyner Pl Unit 1002A Coram, NY	2.0	1.0	907	$2,840	$3.13	139d	1	1.32mi
1004 Joyner Pl Unit 1004B Coram, NY	2.0	1.0	907	$2,915	$3.21	4d	1	1.32mi
907 Ipswich Pl Unit 0907A Coram, NY	1.0	1.0	881	$2,330	$2.64	51d	1	1.36mi
902 Ipswich Pl Unit 902B Coram, NY	2.0	1.0	907	$2,915	$3.21	7d	1	1.36mi
405 Dunstan Pl Unit 405B Coram, NY	2.0	1.0	907	$2,915	$3.21	139d	1	1.39mi
404 Dunstan Pl Unit 404B Coram, NY	2.0	1.0	907	$2,915	$3.21	139d	1	1.40mi
305 Dunstan Pl Unit 305A Coram, NY	2.0	1.0	907	$2,840	$3.13	63d	1	1.43mi

HOA detail $1,073/mo · $12,876/yr condo

• Likely covers: watersewertrashgaslandscapingsnow removalpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $189,996 Active 215 DOM
2. 2026-09-23
   days on market $189,996 Active 214 DOM
3. 2026-09-22
   days on market $189,996 Active 213 DOM
4. 2026-09-21
   days on market $189,996 Active 212 DOM
5. 2026-09-20
   pricedays on market $189,996 Active 211 DOM
6. 2026-09-18
   days on market $199,996 Active 210 DOM
7. 2026-09-17
   days on market $199,996 Active 209 DOM
8. 2026-09-16
   days on market $199,996 Active 208 DOM
9. 2026-09-15
   days on market $199,996 Active 207 DOM
10. 2026-09-14
    days on market $199,996 Active 206 DOM
11. 2026-09-13
    days on market $199,996 Active 205 DOM
12. 2026-09-12
    days on market $199,996 Active 204 DOM
13. 2026-09-11
    days on market $199,996 Active 203 DOM
14. 2026-09-05
    days on market $199,996 Active 197 DOM
15. 2026-09-04
    days on market $199,996 Active 196 DOM
16. 2026-09-02
    days on market $199,996 Active 194 DOM
17. 2026-08-31
    days on market $199,996 Active 192 DOM
18. 2026-08-30
    days on market $199,996 Active 191 DOM
19. 2026-08-29
    days on market $199,996 Active 190 DOM
20. 2026-08-28
    days on market $199,996 Active 189 DOM
21. 2026-08-27
    days on market $199,996 Active 188 DOM
22. 2026-08-25
    days on market $199,996 Active 186 DOM
23. 2026-08-24
    days on market $199,996 Active 185 DOM
24. 2026-08-23
    days on market $199,996 Active 184 DOM
25. 2026-08-22
    days on market $199,996 Active 183 DOM
26. 2026-08-21
    days on market $199,996 Active 182 DOM
27. 2026-08-20
    days on market $199,996 Active 181 DOM
28. 2026-08-19
    days on market $199,996 Active 180 DOM
29. 2026-08-18
    days on market $199,996 Active 179 DOM
30. 2026-08-17
    days on market $199,996 Active 178 DOM
31. 2026-08-16
    days on market $199,996 Active 177 DOM
32. 2026-08-15
    days on market $199,996 Active 176 DOM
33. 2026-08-14
    days on market $199,996 Active 175 DOM
34. 2026-08-13
    days on market $199,996 Active 174 DOM
35. 2026-08-12
    days on market $199,996 Active 173 DOM
36. 2026-08-11
    days on market $199,996 Active 172 DOM
37. 2026-08-10
    days on market $199,996 Active 171 DOM
38. 2026-08-09
    days on market $199,996 Active 170 DOM
39. 2026-08-08
    days on market $199,996 Active 169 DOM
40. 2026-08-06
    days on market $199,996 Active 167 DOM
41. 2026-08-05
    days on market $199,996 Active 166 DOM
42. 2026-08-04
    days on market $199,996 Active 165 DOM
43. 2026-08-03
    days on market $199,996 Active 164 DOM
44. 2026-07-31
    days on market $199,996 Active 161 DOM
45. 2026-07-30
    days on market $199,996 Active 159 DOM
46. 2026-07-28
    days on market $199,996 Active 158 DOM
47. 2026-07-26
    days on market $199,996 Active 156 DOM
48. 2026-07-24
    days on market $199,996 Active 154 DOM
49. 2026-07-23
    days on market $199,996 Active 153 DOM
50. 2026-07-22
    days on market $199,996 Active 152 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: $27,761
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − HOA: −$12,876
• − Depreciation: −$5,527
• Taxable loss: −$9,526
• Est. tax savings @ 24.0%: +$2,286
• After-tax cash flow: $-4,414/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 75/100 Cosmetic rehab Est. rehab $3,750–$11,250 screening

This well-maintained 1-bedroom, 1-bath condo in North Isle Village offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Paint the exterior brick and trim. — Enhances curb appeal and adds value. ↑
• Both Replace the carpet in the living room and dining area. — Improves comfort and appearance. ↑
• Both Update the kitchen countertops and backsplash. — Modernizes the kitchen and adds value for both resale and rental. ↑

ⓘ 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.

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

Price history

-4.8% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $199,996 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $209,996 OneKey® MLS as Distributed by MLS Grid