72 E Lake Ter · Lake Ronkonkoma, NY 11779

$599,999

5 bd · 2.0 ba · 1,861 sqft · MultiFamily public records · 31 Days on market

Built 1965 3,920 sqft lot $322/sqft · 45% below area Est $1086k · 45% 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 +18.9/30.0
• ARV discount +15.0/15.0
• Schools +6.6/10.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 72 E. lake Ter located in the heart of Lake Ronkonkoma featuring 5 bedrooms 2 bathrooms. Walking distance to Lake Ronkonkoma. Main floor featuring 3 bedrooms, bathroom, Kitchen, Lr/DR, lower level includes BR, BR, Bathroom. Possible mother-daughter with proper permit. Close to shopping, transportation, Sachem SD. Updated Gas Boiler, few years old roof. This home wont last. Make it your dream home.

Key facts

• 3,920 sq ft lot
• Built 1965
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $600k).
• Recommended offer: $582k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Lake Ronkonkoma — 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 78/100 on livability (#169 in NY, #2,606 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B+; Watch: amenities D-, cost of living F.
• Sachem Central School District (suburban): math 69% / reading 76% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 174 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $6,302/mo this rent would consume 67% of the median local household income ($112k/yr) (locally 874% 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 $4k of loan paydown is wiped out by about $18k 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 31 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; list at $600k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $581,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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 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: 1.05% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,085,679
• List price: $599,999
• Delta: -44.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-71,207
• Equity at exit: $89,462

10-year hold

• IRR: -6.6%
• Equity multiple: 0.62×
• Total profit: $-64,045
• Equity at exit: $51,877

Cash invested: $168,000 (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 11779

• Rents YoY: 0.8%
• Active inventory: 174
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $6,302 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$962 /mo · $11,542/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,323
• Net cashflow: $620

Break-even live

Break-even rent $5,517

Max offer price $599,999

Occupancy floor 85%

Sensitivity live

Price	-10% $960	-5% $790	+0% $620	+5% $450	+10% $281
Rent	-10% $122	-5% $371	+0% $620	+5% $869	+10% $1,118
Rate	-1.0pp $922	-0.5pp $773	base $620	+0.5pp $465	+1.0pp $307

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,569
1× unit	2	1	$2,733
Total (2 units)			$6,302

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   price $599,999 411-char remark

   Show marketing remark (411 chars)

   Welcome to 72 E. lake Ter located in the heart of Lake Ronkonkoma featuring 5 bedrooms 2 bathrooms. Walking distance to Lake Ronkonkoma. Main floor featuring 3 bedrooms, bathroom, Kitchen, Lr/DR, lower level includes BR, BR, Bathroom. Possible mother-daughter with proper permit. Close to shopping, transportation, Sachem SD. Updated Gas Boiler, few years old roof. This home wont last. Make it your dream home.

2. 2026-04-30
   listed $649,999 Active 411-char remark

   Show marketing remark (411 chars)

   Welcome to 72 E. lake Ter located in the heart of Lake Ronkonkoma featuring 5 bedrooms 2 bathrooms. Walking distance to Lake Ronkonkoma. Main floor featuring 3 bedrooms, bathroom, Kitchen, Lr/DR, lower level includes BR, BR, Bathroom. Possible mother-daughter with proper permit. Close to shopping, transportation, Sachem SD. Updated Gas Boiler, few years old roof. This home wont last. Make it your dream home.

3. 2026-04-20
   historical $649,999 411-char remark

   Show marketing remark (411 chars)

   Welcome to 72 E. lake Ter located in the heart of Lake Ronkonkoma featuring 5 bedrooms 2 bathrooms. Walking distance to Lake Ronkonkoma. Main floor featuring 3 bedrooms, bathroom, Kitchen, Lr/DR, lower level includes BR, BR, Bathroom. Possible mother-daughter with proper permit. Close to shopping, transportation, Sachem SD. Updated Gas Boiler, few years old roof. This home wont last. Make it your dream home.

4. 2018-07-12
   soldstatus $325,000
5. 2018-06-30
   soldstatus $325,000 Closed 287-char remark

   Show marketing remark (287 chars)

   Magnificent High Ranch With Updated Windows Siding & Roof Open Floor Plan Hardwood Floors Throughout Large & Spacious Bedrooms Eat In Kitchen W/Lots Of Cabinets And Counter Space Possible Second Kitchen Sachem School District, Additional information: Separate Hotwater Heater:Yes

6. 2018-04-02
   status Under Contract 287-char remark

   Show marketing remark (287 chars)

   Magnificent High Ranch With Updated Windows Siding & Roof Open Floor Plan Hardwood Floors Throughout Large & Spacious Bedrooms Eat In Kitchen W/Lots Of Cabinets And Counter Space Possible Second Kitchen Sachem School District, Additional information: Separate Hotwater Heater:Yes

7. 2018-01-24
   listed $339,999 New 287-char remark

   Show marketing remark (287 chars)

   Magnificent High Ranch With Updated Windows Siding & Roof Open Floor Plan Hardwood Floors Throughout Large & Spacious Bedrooms Eat In Kitchen W/Lots Of Cabinets And Counter Space Possible Second Kitchen Sachem School District, Additional information: Separate Hotwater Heater:Yes

8. 2014-03-11
   historical
9. 2013-09-11
   listed $279,000
10. 2006-09-18
    soldstatus $388,300
11. 2000-08-24
    soldstatus $175,000

ⓘ 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: $11,542 · $962/mo
• Projected year-2 tax: $11,542 · $962/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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $75,624
• − Mortgage interest: −$33,609
• − Property taxes: −$11,542
• − Insurance: −$3,000
• − Repairs & maintenance: −$6,050
• − Management: −$6,050
• − Depreciation: −$17,455
• Taxable loss: −$2,082
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $7,943/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: Sachem Central School District
• NCES district ID: 3625350
• Math proficiency: 69% ▬ 0.00%
• Reading proficiency: 76% ▲ 12.00%
• Median HH income: $92,968
• Composite: 65.53/100
• National rank: #472
• State rank: #86 of 590 in NY

Livability — Lake Ronkonkoma

• Score: 78/100
• State rank: #169
• US rank: #2606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Ronkonkoma, NY
• County: Suffolk County · 679,920 people
• City population: 38,273
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,206
• Household income: $112,180
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 874.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Two or more races 9% Asian 7% Black 5%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 1%

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: ▼ -569.98%
• Current HPI: 350.0973
• Rent YoY: ▲ 0.79%
• 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

+242.9% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $649,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $649,999 OneKey® MLS as Distributed by MLS Grid
• 2018-07-12 Sold (Public Records) $325,000 Public Records
• 2018-06-30 Sold (MLS) $325,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-01-24 Listed $339,999 OneKey® MLS as Distributed by MLS Grid
• 2014-03-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-09-11 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-18 Sold (Public Records) $388,300 Public Records
• 2000-08-24 Sold (Public Records) $175,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $11,542 · +0.0% YoY. Source: county tax records.