13 Fruitwood Ln · Commack, NY 11725

$729,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 9 Days on market

Built 1954 6,970 sqft lot Est $779k · 6% under

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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).

• Cash flow +10.9/30.0
• ARV discount +10.4/15.0
• Schools +7.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bathroom ranch located in the highly desirable Commack School District. This well-maintained home features beautiful wood floors throughout, an updated bathroom, and a spacious eat-in kitchen with stainless steel appliances. Offering comfortable one-level living, this home is perfect for first-time homebuyers, downsizers, or anyone looking for convenience and easy maintenance. The functional layout provides a warm and inviting atmosphere, while the desirable location offers close proximity to shopping, dining, parks, and major roadways. Don’t miss this wonderful opportunity to own a move-in-ready home in one of Long Island’s most sought afte

Key facts

• Move-in-ready home
• One-level living
• Updated bathroom

Tags

• UPDATED BATHROOM
• SPACIOUS EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• ONE-LEVEL LIVING
• MOVE-IN-READY HOME

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electric service by PSEG; Cesspool sewer; No public utilities listed
• Home design: Single family residence
• Construction: Block construction; Block foundation
• Exterior features: Vinyl full backyard fencing; Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: First-floor bedroom
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Eat-in kitchen; Formal dining room; Granite counters; Marble counters; His and hers closets; Washer/dryer hookup; Library/den
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $729k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $672k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $616k (15.5% below list).
• Recommended offer: $616k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: employment A+, housing A+, crime 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.
• Zoned schools: Burr Intermediate School (math 51% / reading 71%, grade B, #736 of 2,108 statewide, top 35%, 681 students, 11% FRL); Commack Middle School (math 54% / reading 67%, grade B+, #153 of 729 statewide, top 21%, 1,322 students, 16% FRL); Commack High School (math 98% / reading 97%, grade A+, #19 of 1,100 statewide, top 4%, 1,861 students, 15% FRL).
• Market conditions: 101 active listings in the ZIP; 2 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 $5k of loan paydown is wiped out by about $22k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $616,319 (15.5% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $779,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Wiltshire Dr	0.14mi	3/1.5	1,600 (0%)	2mo	$733,000	$458	90
11 Dwight Cir	0.19mi	3/2.0	1,700 (+6%)	6mo	$762,000	$448	76
8 Leeward Ln	0.41mi	3/1.5	1,579 (-1%)	1mo	$825,000	$522	76
23 Olga Ln	0.20mi	3/1.0	1,458 (-9%)	0mo	$700,000	$480	71
7 Joyce Ln	0.28mi	3/2.0	1,475 (-8%)	5mo	$725,000	$492	70
2 Janet Ln	0.27mi	3/2.0	1,500 (-6%)	9mo	$730,000	$487	69
63 Hedgerow Ln	0.33mi	3/2.0	1,500 (-6%)	6mo	$731,000	$487	69
1 Leeward Ln	0.46mi	3/1.5	1,600 (0%)	10mo	$750,000	$469	68
12 Alice Ln	0.44mi	4/2.0 (+1)	1,607 (+0%)	10mo	$830,000	$516	66
15 Leeward Ln	0.35mi	4/2.5 (+1)	1,700 (+6%)	1mo	$921,500	$542	65
3 Saratoga St	0.72mi	3/1.5	1,549 (-3%)	1mo	$690,000	$445	58
106 Burton Ln	0.67mi	4/2.5 (+1)	1,800 (+12%)	2mo	$745,000	$414	39

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-138,465
• Equity at exit: $108,696

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-146,239
• Equity at exit: $63,031

Cash invested: $204,120 (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: 9.9×

Monthly cashflow live

• Estimated rent: $6,163 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$1,064 /mo · $12,773/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,294
• Net cashflow: $-322

Break-even live

Break-even rent $6,571

Max offer price $672,077

Occupancy floor —

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Amalia Ln Commack, NY	3.0	1.5	1800	$5,000	$2.78	1d	1	0.73mi
200 Sutton Landing Ct Commack, NY	2.0	2.5	1795	$7,400	$4.12	1d	4	0.78mi

Listing history 8 events

1. 2026-06-18
   days on market $729,000 Active 9 DOM
2. 2026-06-17
   days on market $729,000 Active 8 DOM
3. 2026-06-16
   days on market $729,000 Active 7 DOM
4. 2026-06-15
   days on market $729,000 Active 6 DOM
5. 2026-06-13
   days on market $729,000 Active 4 DOM
6. 2026-06-13
   days on market $729,000 Active 3 DOM
7. 2026-06-10
   remarks 687-char remark
8. 2026-06-10
   listed $729,000 Active 1 DOM

ⓘ 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: $12,773 · $1,064/mo
• Projected year-2 tax: $12,773 · $1,064/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 ≥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: $73,958
• − Mortgage interest: −$40,835
• − Property taxes: −$12,773
• − Insurance: −$3,645
• − Repairs & maintenance: −$5,917
• − Management: −$5,917
• − Depreciation: −$21,207
• Taxable loss: −$16,336
• Est. tax savings @ 24.0%: +$3,921
• After-tax cash flow: $54/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

1 event — show timeline

• 2026-05-12 Listed $729,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $12,773 · +0.0% YoY. Source: county tax records.