10 Wisteria Way · Commack, NY 11725

$869,999

6 bd · 2.0 ba · 2,550 sqft · SingleFamily · 87 Days on market

Built 1961 0.25 ac lot $341/sqft · 15% below area Est $1027k · 15% under ↓ 8% 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).

• ARV discount +14.4/15.0
• Cash flow +13.5/30.0
• Schools +7.0/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10 Wisteria Way, a beautifully situated home in the heart of Commack offering comfort, convenience, and tremendous potential. Nestled on a desirable residential street, this property presents an excellent opportunity for buyers seeking a home in one of Long Island’s most sought-after communities. The home features a functional layout with inviting living spaces, generous natural light, and a warm, welcoming feel throughout. The main living areas provide an ideal setting for everyday living and entertaining, while the kitchen and dining spaces offer great flow for gatherings. The bedrooms are comfortably sized, and the home offers flexibility for today’s lifestyle, whether you need additional work-from-home space, guest accommodations, or room to grow. Outside, the property offers a private yard with space to relax, garden, entertain, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major roadways, and award winning Commack schools, this home combines suburban comfort with everyday accessibility. A wonderful opportunity to own in Commack — whether you are looking to move right in, update to your taste, or invest in a prime location, 10 Wisteria Way is not to be missed. Northridge elementary school. As per seller, this is the final price reduction.

Key facts

• Close to parks
• Outdoor entertaining
• Private yard

Tags

• COMMACK SCHOOL DISTRICT
• QUIET RESIDENTIAL STREET
• PRIVATE YARD
• OUTDOOR ENTERTAINING
• CLOSE TO PARKS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $870k.

Deal economics

• At list price, monthly cash flow is $28 ($341/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 $700k (19.6% below list).
• Recommended offer: $700k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Commack — 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 73/100 on livability (#319 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities D, cost of living F, health & safety F.
• Commack Union Free School District (suburban): math 70% / reading 79% proficiency, ranked #61 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k of loan paydown is wiped out by about $26k 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 87 days — a 6% lower offer ($818k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $699,900 (19.6% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 A-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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (median comp): $1,026,671
• List price: $869,999
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Marvin Ln	0.57mi	5/3.0 (-1)	2,515 (-1%)	5mo	$785,000	$312	58
62 Burton Ln	0.18mi	5/3.5 (-1)	2,900 (+14%)	6mo	$1,287,000	$444	52
10 Newbrook Ln	0.72mi	5/2.5 (-1)	2,200 (-14%)	13mo	$755,000	$343	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-139,375
• Equity at exit: $129,720

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-119,881
• Equity at exit: $75,222

Cash invested: $243,600 (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 11725

• Active inventory: 101
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $6,999 medium
• Mortgage (P&I): −$4,562
• Tax from tax record: −$576 /mo · $6,911/yr
• Insurance: −$362
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $28

Break-even live

Break-even rent $6,963

Max offer price $869,999

Occupancy floor 95%

Sensitivity live

Price	-10% $521	-5% $275	+0% $28	+5% $-218	+10% $-464
Rent	-10% $-524	-5% $-248	+0% $28	+5% $305	+10% $581
Rate	-1.0pp $467	-0.5pp $250	base $28	+0.5pp $-197	+1.0pp $-426

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: $217,500
• Closing costs: $26,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Farmstead Rd Commack, NY	5.0	4.0	3106	$6,999	$2.25	44d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $869,999 Active 87 DOM
2. 2026-06-17
   days on market $869,999 Active 86 DOM
3. 2026-06-16
   days on market $869,999 Active 85 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   days on market $869,999 Active 84 DOM
6. 2026-06-13
   days on market $869,999 Active 82 DOM
7. 2026-06-13
   pricedays on market $869,999 Active 81 DOM
8. 2026-06-09
   days on market $875,000 Active 78 DOM
9. 2026-06-08
   days on market $875,000 Active 77 DOM
10. 2026-06-07
    days on market $875,000 Active 76 DOM
11. 2026-06-04
    days on market $875,000 Active 73 DOM
12. 2026-06-03
    days on market $875,000 Active 72 DOM
13. 2026-06-02
    days on market $875,000 Active 71 DOM
14. 2026-06-01
    days on market $875,000 Active 70 DOM
15. 2026-05-31
    days on market $875,000 Active 69 DOM
16. 2026-05-15
    price $875,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 10 Wisteria Way, a beautifully situated home in the heart of Commack offering comfort, convenience, and tremendous potential. Nestled on a desirable residential street, this property presents an excellent opportunity for buyers seeking a home in one of Long Island’s most sought-after communities. The home features a functional layout with inviting living spaces, generous natural light, and a warm, welcoming feel throughout. The main living areas provide an ideal setting for everyday living and entertaining, while the kitchen and dining spaces offer great flow for gatherings. The bedrooms are comfortably sized, and the home offers flexibility for today’s lifestyle, whether you need additional work-from-home space, guest accommodations, or room to grow. Outside, the property offers a private yard with space to relax, garden, entertain, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major roadways, and award winning Commack schools, this home combines suburban comfort with everyday accessibility. A wonderful opportunity to own in Commack — whether you are looking to move right in, update to your taste, or invest in a prime location, 10 Wisteria Way is not to be missed. Northridge elementary school. As per seller, this is the final price reduction.

17. 2026-04-27
    price $895,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 10 Wisteria Way, a beautifully situated home in the heart of Commack offering comfort, convenience, and tremendous potential. Nestled on a desirable residential street, this property presents an excellent opportunity for buyers seeking a home in one of Long Island’s most sought-after communities. The home features a functional layout with inviting living spaces, generous natural light, and a warm, welcoming feel throughout. The main living areas provide an ideal setting for everyday living and entertaining, while the kitchen and dining spaces offer great flow for gatherings. The bedrooms are comfortably sized, and the home offers flexibility for today’s lifestyle, whether you need additional work-from-home space, guest accommodations, or room to grow. Outside, the property offers a private yard with space to relax, garden, entertain, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major roadways, and award winning Commack schools, this home combines suburban comfort with everyday accessibility. A wonderful opportunity to own in Commack — whether you are looking to move right in, update to your taste, or invest in a prime location, 10 Wisteria Way is not to be missed. Northridge elementary school. As per seller, this is the final price reduction.

18. 2026-04-04
    price $925,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 10 Wisteria Way, a beautifully situated home in the heart of Commack offering comfort, convenience, and tremendous potential. Nestled on a desirable residential street, this property presents an excellent opportunity for buyers seeking a home in one of Long Island’s most sought-after communities. The home features a functional layout with inviting living spaces, generous natural light, and a warm, welcoming feel throughout. The main living areas provide an ideal setting for everyday living and entertaining, while the kitchen and dining spaces offer great flow for gatherings. The bedrooms are comfortably sized, and the home offers flexibility for today’s lifestyle, whether you need additional work-from-home space, guest accommodations, or room to grow. Outside, the property offers a private yard with space to relax, garden, entertain, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major roadways, and award winning Commack schools, this home combines suburban comfort with everyday accessibility. A wonderful opportunity to own in Commack — whether you are looking to move right in, update to your taste, or invest in a prime location, 10 Wisteria Way is not to be missed. Northridge elementary school. As per seller, this is the final price reduction.

19. 2026-03-23
    listed $949,990 Active 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 10 Wisteria Way, a beautifully situated home in the heart of Commack offering comfort, convenience, and tremendous potential. Nestled on a desirable residential street, this property presents an excellent opportunity for buyers seeking a home in one of Long Island’s most sought-after communities. The home features a functional layout with inviting living spaces, generous natural light, and a warm, welcoming feel throughout. The main living areas provide an ideal setting for everyday living and entertaining, while the kitchen and dining spaces offer great flow for gatherings. The bedrooms are comfortably sized, and the home offers flexibility for today’s lifestyle, whether you need additional work-from-home space, guest accommodations, or room to grow. Outside, the property offers a private yard with space to relax, garden, entertain, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major roadways, and award winning Commack schools, this home combines suburban comfort with everyday accessibility. A wonderful opportunity to own in Commack — whether you are looking to move right in, update to your taste, or invest in a prime location, 10 Wisteria Way is not to be missed. Northridge elementary school. As per seller, this is the final price reduction.

ⓘ 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: $6,911 · $576/mo
• Projected year-2 tax: $10,807 · $901/mo
• Expected delta: +$3,896/yr (+$325/mo · 56.4%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,988
• − Mortgage interest: −$48,733
• − Property taxes: −$6,911
• − Insurance: −$4,350
• − Repairs & maintenance: −$6,719
• − Management: −$6,719
• − Depreciation: −$25,309
• Taxable loss: −$14,753
• Est. tax savings @ 24.0%: +$3,541
• After-tax cash flow: $3,882/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: Commack Union Free School District
• NCES district ID: 3608130
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 79% ▲ 4.00%
• Median HH income: $117,583
• Composite: 69.52/100
• National rank: #306
• State rank: #61 of 590 in NY

Livability — Commack

• Score: 73/100
• State rank: #319
• US rank: #5296

Category grades

Amenities D Commute C+ Cost of living F Crime A Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commack, NY
• City population: 58,941
• Population (ZIP): 29,050

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Asian 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Scotch-Irish 5% Italian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 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: ▼ -795.52%
• Current HPI: 262.3806
• Rent YoY: —
• Metro: —
• 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

-7.9% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $949,990 OneKey® MLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $6,911 · +0.0% YoY. Source: county tax records.