27 Whitmore Ln · Coram, NY 11727

$419,000

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 103 Days on market

Built 1968 0.38 ac lot $193/sqft · 38% below area Est $672k · 38% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY ! ! ! --- Discover the potential of this classic 4-bedroom, 2.5-bathroom Colonial, perfectly situated on a generous .38-acre lot in the desirable Tanglewood Hills section of Coram. This home features over 2,100 square feet of living space, including a formal living room with a cozy fireplace, a dedicated dining area, and a 2-car attached garage. Located within the esteemed Longwood Central School District (District #392), this property offers a prime location near local shopping, dining and parks. Sold AS-IS subject to any and all tenants and liens. *ALL INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

Key facts

• Generous lot
• Formal living room
• Cozy fireplace

Tags

• GENEROUS LOT
• FORMAL LIVING ROOM
• COZY FIREPLACE
• DEDICATED DINING AREA
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $381k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $4,654/mo this rent would consume 54% of the median local household income ($103k/yr) (locally 994% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 103 days — a 9% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.3% of price.
• 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 $381,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.11% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (median comp): $672,168
• List price: $419,000
• Delta: -37.66%
• 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
98 Wedgewood Dr	0.08mi	4/2.5	2,170 (-0%)	7mo	$650,000	$300	89
17 Whitmore Ln	0.10mi	4/2.0	2,200 (+1%)	6mo	$546,500	$248	88
123 Wedgewood Dr	0.21mi	4/2.5	2,170 (-0%)	3mo	$743,000	$342	86
48 Glenmere Ln	0.42mi	4/2.5	2,075 (-4%)	4mo	$485,000	$234	68
74 Wedgewood Dr	0.24mi	4/2.5	1,959 (-10%)	4mo	$600,000	$306	68
15 Whitmore Ln	0.13mi	3/2.0 (-1)	1,848 (-15%)	1mo	$725,000	$392	63
27 Parkridge Cir	0.50mi	4/2.5	2,306 (+6%)	4mo	$619,990	$269	61
10 Welbourn	0.43mi	4/2.0	1,922 (-12%)	7mo	$565,000	$294	55
27 Wedgewood Dr	0.73mi	4/3.0	2,227 (+2%)	4mo	$560,000	$251	54
10 Woodbine St	0.37mi	3/2.0 (-1)	1,920 (-12%)	8mo	$700,000	$365	52
24 Woodbine St	0.44mi	3/2.0 (-1)	1,935 (-11%)	6mo	$510,000	$264	51
44 Woodbine St	0.63mi	4/1.5	1,938 (-11%)	8mo	$610,000	$315	44

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-49,889
• Equity at exit: $62,474

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $4,381
• Equity at exit: $36,227

Cash invested: $117,320 (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: 7.5×

Monthly cashflow live

• Estimated rent: $4,654 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$1,153 /mo · $13,841/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $151

Break-even live

Break-even rent $4,462

Max offer price $419,000

Occupancy floor 92%

Sensitivity live

Price	-10% $389	-5% $270	+0% $151	+5% $33	+10% $-86
Rent	-10% $-216	-5% $-32	+0% $151	+5% $335	+10% $519
Rate	-1.0pp $362	-0.5pp $258	base $151	+0.5pp $43	+1.0pp $-68

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wicket St Coram, NY	4.0	4.0	2398	$5,500	$2.29	1d	1	0.75mi
52 Huron St Port Jefferson Station, NY	3.0	2.0	2161	$4,350	$2.01	1d	1	0.88mi
10 Todd Ct Port Jefferson Station, NY	4.0	2.5	2217	$4,500	$2.03	19d	1	1.11mi
11 Oak Pl Selden, NY	4.0	2.0	1976	$4,200	$2.13	22d	1	1.22mi

Listing history 13 events

1. 2026-06-09
   days on market $419,000 Active 103 DOM
2. 2026-06-08
   days on market $419,000 Active 102 DOM
3. 2026-06-07
   days on market $419,000 Active 101 DOM
4. 2026-06-04
   days on market $419,000 Active 98 DOM
5. 2026-06-03
   days on market $419,000 Active 97 DOM
6. 2026-06-02
   days on market $419,000 Active 96 DOM
7. 2026-06-01
   days on market $419,000 Active 95 DOM
8. 2026-05-31
   days on market $419,000 Active 94 DOM
9. 2026-02-26
   listed $419,000 Active 618-char remark

   Show marketing remark (618 chars)

   CASH ONLY ! ! ! --- Discover the potential of this classic 4-bedroom, 2.5-bathroom Colonial, perfectly situated on a generous .38-acre lot in the desirable Tanglewood Hills section of Coram. This home features over 2,100 square feet of living space, including a formal living room with a cozy fireplace, a dedicated dining area, and a 2-car attached garage. Located within the esteemed Longwood Central School District (District #392), this property offers a prime location near local shopping, dining and parks. Sold AS-IS subject to any and all tenants and liens. *ALL INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

10. 2025-02-14
    status Pending
11. 2025-02-11
    listed $499,999 Active
12. 2005-09-02
    soldstatus $420,200
13. 2001-06-27
    soldstatus $202,500

ⓘ 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: $13,841 · $1,153/mo
• Projected year-2 tax: $13,841 · $1,153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°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: $55,849
• − Mortgage interest: −$23,471
• − Property taxes: −$13,841
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,468
• − Management: −$4,468
• − Depreciation: −$12,189
• Taxable loss: −$4,682
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $2,941/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

+106.9% since first listed

5 events — show timeline

• 2026-02-26 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-11 Listed $499,999 OneKey® MLS as Distributed by MLS Grid
• 2005-09-02 Sold (Public Records) $420,200 Public Records
• 2001-06-27 Sold (Public Records) $202,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $13,841 · +0.0% YoY. Source: county tax records.