655 Middle Country Rd Unit 2-2E2 · Coram, NY 11727

$215,000

1 bd · 1.0 ba · 750 sqft · Condo · 48 Days on market

Built 1975 Good condition $1086/mo HOA · 40% of rent

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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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +5.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful move-in ready home in the the Les Jardin community in Coram has a 6 year young kitchen with granite counters and newer flooring. Updated bathroom (excluding floor) and tub enclosure. Updated carpet, updated windows and glass slider that leads to balcony. Freshly painted, and the washer and dryer is in home! Community amenities include clubhouse, tennis court, basketball court, community pool and more!

Key facts

• Clubhouse
• Glass slider
• Updated windows

Tags

• 6 YEAR YOUNG KITCHEN
• UPDATED BATHROOM
• UPDATED WINDOWS
• GLASS SLIDER
• COMMUNITY AMENITIES
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Has association (Les Jardin); Association amenities include clubhouse, pool, tennis courts, basketball court, and trash service; Association fee due monthly; fee covers common area maintenance, exterior maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Off-site parking
• Utilities: Public sewer; Water available
• Home design: Stock cooperative; One level; Entry level: 1
• Construction: Frame construction
• Exterior features: Community pool; No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen with granite counters
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas); Entry level: 1
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Eat-in kitchen; Granite counters; No basement; Pets allowed (cats and dogs; size limits apply)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (28.9% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $153k (28.9% below list) — sets the bar for cash-flow.

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.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Lane Memorial Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 789 students, 44% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Newfield High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 1,559 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,831 (28.9% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 3.89%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.05×
• Total profit: $-56,891
• Equity at exit: $32,057

10-year hold

• IRR: -16.2%
• Equity multiple: -0.04×
• Total profit: $-62,354
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$1,086
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-430

Break-even live

Break-even rent $3,255

Max offer price $152,831

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-355	+0% $-430	+5% $-504	+10% $-578
Rent	-10% $-644	-5% $-537	+0% $-430	+5% $-323	+10% $-215
Rate	-1.0pp $-321	-0.5pp $-375	base $-430	+0.5pp $-485	+1.0pp $-542

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Aycock Pl Unit 0105B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.39mi
104 Aycock Pl Unit 0104B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.40mi
902 Ipswich Pl Unit 902B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.54mi
1004 Joyner Pl Unit 1004B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.58mi
1002 Joyner Pl Unit 1002A Coram, NY	2.0	1.0	907	$2,840	$3.13	45d	1	0.58mi
1005 Joyner Pl Unit 1005B Coram, NY	2.0	1.0	907	$2,915	$3.21	0d	1	0.58mi
404 Dunstan Pl Unit 404B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.60mi
405 Dunstan Pl Unit 405B Coram, NY	2.0	1.0	907	$2,915	$3.21	45d	1	0.60mi
1104 Kingsley Pl Unit 1104B Coram, NY	2.0	1.0	907	$2,915	$3.21	4d	1	0.61mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	45d	1	0.66mi
313 Charles Pond Dr Unit 313 Coram, NY	1.0	1.0	760	$2,550	$3.36	45d	1	0.78mi
1 Charles Pond Dr Coram, NY	1.0–2.0	1.0–2.0	1061	$2,500	$2.36	0d	1	0.81mi
389 Clubhouse Ct Unit 457 Coram, NY	2.0	2.0	1065	$3,150	$2.96	23d	1	0.86mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,385	$2.96	0d	4	0.88mi
55 Cedarhurst Ave Unit 57 Selden, NY	2.0	1.0	975	$2,750	$2.82	20d	1	1.04mi
1 Villa D'Est Dr Unit D-02 Coram, NY	2.0	1.0	812	$2,695	$3.32	46d	1	1.07mi
1 Villa D'Est Dr Unit B-06 Coram, NY	1.0	1.0	650	$2,350	$3.62	45d	1	1.07mi
1 Villa D'Est Dr Unit D-04 Coram, NY	2.0	1.0	812	$2,695	$3.32	26d	1	1.07mi
100 Villa D'Est Dr Coram, NY	1.0–2.0	1.0	891	$2,405	$2.70	45d	1	1.07mi
2204 Vista View Dr Unit 2204 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	45d	1	1.12mi
2002 Vista View Dr Unit 2002 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	45d	1	1.15mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1108	$2,919	$2.63	0d	19	1.38mi
204 Vista View Dr Unit 204 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	45d	1	1.43mi
304 Vista View Dr Unit 304 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	22d	1	1.44mi

HOA detail condo

• Monthly dues: $1,086 · $13,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-08
   statusdays on market $215,000 Pending 48 DOM
2. 2026-06-07
   days on market $215,000 Active 47 DOM
3. 2026-06-04
   days on market $215,000 Active 44 DOM
4. 2026-06-03
   days on market $215,000 Active 43 DOM
5. 2026-06-02
   days on market $215,000 Active 42 DOM
6. 2026-06-01
   days on market $215,000 Active 41 DOM
7. 2026-05-31
   days on market $215,000 Active 40 DOM
8. 2026-04-21
   listed $215,000 Active 419-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $32,539
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − HOA: −$13,032
• − Depreciation: −$6,255
• Taxable loss: −$8,297
• Est. tax savings @ 24.0%: +$1,991
• After-tax cash flow: $-3,164/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo in Les Jardin community is in good condition with updated features and a well-maintained exterior. Landscaping and painting can further enhance its appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home look more inviting
• Resale kitchen appliances — newer appliances can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home look more inviting ↑
• Resale kitchen appliances — newer appliances can attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 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

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $215,000 OneKey® MLS as Distributed by MLS Grid