5 Orleans Grn · Coram, NY 11727

$339,998

4 bd · 2.0 ba · 2,092 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.34 ac lot Est $638k · 47% 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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and inviting 4-bedroom, 2-bath ranch located on a quiet, tree-lined residential street in Coram. With approximately 2,100 square feet of living space, this home offers a comfortable layout featuring an eat-in kitchen, formal dining room, and a 2-car attached garage. The property sits on over a quarter acre and includes a private yard and patio, ideal for entertaining, pets, play, or simply relaxing outdoors. Generous enough to enjoy, yet easy to maintain, this home offers the perfect balance of space, privacy, and convenience in a peaceful neighborhood setting.

Key facts

• Formal dining room
• Private yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• PRIVATE YARD
• PATIO
• QUIET TREE-LINED STREET
• PEACEFUL NEIGHBORHOOD SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Cap rate 7.1% 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: West Middle Island School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 642 students, 46% 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); 232 active listings in the ZIP; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $4,047/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major wind risk, 72% 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 $339,998

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $638,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Orleans Grn	0.00mi	4/2.0	2,092 (0%)	1mo	$366,000	$175	99
7 Carnaby Ave	0.11mi	5/2.0 (+1)	2,015 (-4%)	2mo	$610,000	$303	83
34 Hawthorne St	0.25mi	4/2.0	2,128 (+2%)	7mo	$650,000	$305	80
9 Wakefield Ave	0.33mi	5/2.0 (+1)	2,015 (-4%)	8mo	$630,000	$313	67
25 Hawthorne St	0.36mi	5/2.0 (+1)	2,222 (+6%)	4mo	$595,000	$268	65
21 Burwood Ln	0.35mi	4/2.5	2,312 (+10%)	0mo	$720,000	$311	64
6 Lyon Cres	0.21mi	4/2.5	2,348 (+12%)	7mo	$735,000	$313	62
17 Coram Swezeytown Rd	0.72mi	4/2.0	2,000 (-4%)	3mo	$600,000	$300	57
12 Grand Canyon Ln	0.69mi	4/2.5	2,025 (-3%)	4mo	$500,000	$247	57
4 Evans St	0.31mi	4/2.0	2,400 (+15%)	5mo	$450,000	$188	56
107 Sequoia Dr	0.69mi	5/4.0 (+1)	1,979 (-5%)	2mo	$685,000	$346	44
2 Biscayne Dr	0.75mi	4/2.5	1,933 (-8%)	9mo	$682,500	$353	43

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-33,206
• Equity at exit: $50,695

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $20,812
• Equity at exit: $29,397

Cash invested: $95,199 (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 →

ZIP-level market 11727

• Rents YoY: 4.7%
• Active inventory: 232
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,047 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$1,043 /mo · $12,521/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $229

Break-even live

Break-even rent $3,757

Max offer price $339,998

Occupancy floor 89%

Sensitivity live

Price	-10% $421	-5% $325	+0% $229	+5% $133	+10% $36
Rent	-10% $-91	-5% $69	+0% $229	+5% $389	+10% $549
Rate	-1.0pp $400	-0.5pp $315	base $229	+0.5pp $141	+1.0pp $51

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $339,998 Active

ⓘ 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: $12,521 · $1,043/mo
• Projected year-2 tax: $12,521 · $1,043/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $48,561
• − Mortgage interest: −$19,045
• − Property taxes: −$12,521
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,885
• − Management: −$3,885
• − Depreciation: −$9,891
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $3,314/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

2 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $339,998 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $12,521 · +0.0% YoY. Source: county tax records.