2453D Union Blvd Unit 2A · Islip, NY 11751

$227,000

1 bd · 1.0 ba · 825 sqft · Townhouse · 188 Days on market

Built 1970 Fair condition $275/sqft · 19% below area Est $281k · 19% under

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Schools +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Co-op for Sale 2brs, full bath with so much to offer in the heart of Islip. Islip School district close to shopping malls, pkwys, transportation. Excellent condition, low maintenance fee $864.30 w/out the start, taxes and heating included in it. Make it home......

Key facts

• Outdoor pool
• Fitness center
• Local parks

Tags

• OUTDOOR POOL
• FITNESS CENTER
• ASSIGNED PARKING SPOTS
• SHOPPING AND DINING
• LOCAL PARKS
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $227k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $227k).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.2% in Islip — 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 83/100 on livability (#59 in NY, #878 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Islip Union Free School District (suburban): math 52% / reading 67% proficiency, ranked #186 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Commack Road Elementary School (math 22% / reading 42%, grade F, #1,646 of 2,108 statewide, top 80%, 397 students, 45% FRL); Islip Middle School (math 32% / reading 52%, grade D-, #379 of 729 statewide, top 54%, 641 students, 37% FRL); Islip High School (math 88% / reading 93%, grade A+, #231 of 1,100 statewide, top 21%, 892 students, 33% FRL) — zoned schools average 38% FRL vs 20% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $227k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $199,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $280,746
• List price: $227,000
• Delta: -19.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2453 Union Blvd Unit 37B	0.02mi	1/1.0	850 (+3%)	12mo	$248,500	$292	84
2417 Union Blvd Unit 2B	0.16mi	1/1.0	825 (0%)	10mo	$215,000	$261	84
2453 Union Blvd Unit 37A	0.02mi	1/1.0	900 (+9%)	5mo	$215,000	$239	80
2417 Union Blvd Unit 3B	0.15mi	1/1.0	850 (+3%)	14mo	$183,000	$215	76
2449 Union Blvd Unit 19B	0.08mi	2/1.0 (+1)	875 (+6%)	9mo	$290,000	$331	74
2449 Union Blvd Unit 10A	0.07mi	1/1.0	890 (+8%)	13mo	$290,000	$326	73
2453 Union Blvd Unit 11A	0.02mi	1/1.0	900 (+9%)	14mo	$297,000	$330	72
2445 Union Blvd Unit 7a	0.10mi	1/1.0	900 (+9%)	12mo	$250,000	$278	70
2449 Union Blvd Unit 39B	0.07mi	2/1.0 (+1)	892 (+8%)	14mo	$270,000	$303	67
2449A Union Blvd Unit 21B	0.05mi	2/1.0 (+1)	892 (+8%)	18mo	$269,999	$303	64

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,591
• Equity at exit: $33,846

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $55,233
• Equity at exit: $19,627

Cash invested: $63,560 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 23 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $252,500 ($297/sqft)
• Median days on market: 66 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +14.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11751

• Active inventory: 147
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $633

Break-even live

Break-even rent $1,986

Max offer price $227,000

Occupancy floor 72%

Sensitivity live

Price	-10% $790	-5% $712	+0% $633	+5% $555	+10% $476
Rent	-10% $413	-5% $523	+0% $633	+5% $743	+10% $853
Rate	-1.0pp $748	-0.5pp $691	base $633	+0.5pp $574	+1.0pp $515

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: $56,750
• Closing costs: $6,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Buffalo Ave Islip, NY	1.0–2.0	1.0	885	$2,323	$2.62	10d	3	0.34mi
9 Willowbrook Ave Apt 10A Bay Shore, NY	1.0	1.0	757	$2,540	$3.36	10d	1	0.36mi
20 Saxon Ave Apt 9 Bay Shore, NY	1.0	1.0	960	$2,580	$2.69	10d	1	0.37mi
587 Main St Unit 2 Islip, NY	2.0	1.0	950	$3,050	$3.21	21d	1	0.48mi
584 Main St Unit 1 Islip, NY	1.0	1.0	620	$3,000	$4.84	10d	1	0.49mi
584 Main St Unit 5 Islip, NY	2.0	2.0	995	$3,900	$3.92	184d	1	0.49mi
41 Charley's Pl Unit 41 Bay Shore, NY	1.0	1.0	842	$2,850	$3.38	127d	1	0.50mi
16 Willow Ave Unit 2B Islip, NY	1.0	1.0	900	$3,025	$3.36	10d	1	0.51mi
140 Nassau Ave Unit 2 Islip, NY	2.0	1.0	525	$1,800	$3.43	38d	1	0.54mi
359 Moffitt Blvd Islip, NY	2.0	1.0	820	$3,950	$4.82	0d	1	0.64mi
403 E Main St Unit 403-1A Bay Shore, NY	1.0	1.0	600	$2,470	$4.12	10d	1	0.73mi
405 E Main St Bay Shore, NY	2.0	1.0–2.0	375	$2,518	$6.71	0d	1	0.74mi
407 E Main St Unit 407-7B Bay Shore, NY	1.0	1.0	600	$2,470	$4.12	71d	1	0.74mi
407 E Main St Unit 407-3A Bay Shore, NY	2.0	2.0	900	$2,990	$3.32	3d	1	0.74mi
407 E Main St Unit 7A Bay Shore, NY	2.0	2.0	900	$2,950	$3.28	121d	1	0.74mi
401 E Main St Unit 401-5A Bay Shore, NY	1.0	1.0	600	$2,470	$4.12	10d	1	0.77mi
78 Cleveland St Bay Shore, NY	2.0	1.0	976	$3,250	$3.33	0d	1	0.79mi
35 Penataquit Ave Bay Shore, NY	2.0	1.0–1.5	657	$2,522	$3.84	0d	22	0.92mi
700 Justine Ct Bay Shore, NY	1.0	1.0	625	$2,249	$3.60	10d	5	0.97mi
3 W Walnut St Islip, NY	2.0	1.0	1100	$2,700	$2.45	1d	1	1.16mi
62 Moffitt Blvd East Islip, NY	1.0	1.0	650	$1,650	$2.54	47d	1	1.28mi
11 1st Ave Unit 305 Bay Shore, NY	2.0	2.0	750	$3,150	$4.20	85d	1	1.33mi
39 Bay Shore Ave Bay Shore, NY	1.0	1.0	544	$2,400	$4.41	184d	1	1.46mi

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Assigned parking2 parking spacesNo carport
• Utilities: Electricity available and connectedNatural gas available and connectedWater available and connectedSewer: other
• Home design: Stock cooperativeEntry level is the first floor
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: DishwasherRefrigerator
• Bedrooms: Master located on the entry level
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingNatural gas heatingWall/window air conditioning units
• Interior features: Formal dining areaMaster bedroom on the first floorNo basementTotal of 4 rooms
• Laundry & utility: Washer included

Listing history 50 events

1. 2026-11-08
   days on market $227,000 Active 188 DOM
2. 2026-11-07
   days on market $227,000 Active 187 DOM
3. 2026-11-06
   days on market $227,000 Active 186 DOM
4. 2026-11-05
   days on market $227,000 Active 185 DOM
5. 2026-11-04
   days on market $227,000 Active 184 DOM
6. 2026-11-02
   days on market $227,000 Active 182 DOM
7. 2026-11-01
   days on market $227,000 Active 181 DOM
8. 2026-10-31
   days on market $227,000 Active 180 DOM
9. 2026-10-30
   days on market $227,000 Active 179 DOM
10. 2026-10-29
    days on market $227,000 Active 178 DOM
11. 2026-10-28
    days on market $227,000 Active 177 DOM
12. 2026-10-27
    days on market $227,000 Active 176 DOM
13. 2026-10-26
    days on market $227,000 Active 175 DOM
14. 2026-10-26
    days on market $227,000 Active 174 DOM
15. 2026-10-24
    days on market $227,000 Active 173 DOM
16. 2026-10-23
    days on market $227,000 Active 172 DOM
17. 2026-10-22
    days on market $227,000 Active 171 DOM
18. 2026-10-21
    days on market $227,000 Active 170 DOM
19. 2026-10-20
    days on market $227,000 Active 169 DOM
20. 2026-10-19
    days on market $227,000 Active 168 DOM
21. 2026-10-18
    days on market $227,000 Active 167 DOM
22. 2026-10-17
    days on market $227,000 Active 166 DOM
23. 2026-10-16
    days on market $227,000 Active 165 DOM
24. 2026-10-15
    days on market $227,000 Active 164 DOM
25. 2026-10-14
    days on market $227,000 Active 163 DOM
26. 2026-10-13
    days on market $227,000 Active 162 DOM
27. 2026-10-12
    days on market $227,000 Active 161 DOM
28. 2026-10-11
    days on market $227,000 Active 160 DOM
29. 2026-10-10
    days on market $227,000 Active 159 DOM
30. 2026-10-09
    days on market $227,000 Active 158 DOM
31. 2026-10-08
    days on market $227,000 Active 157 DOM
32. 2026-10-07
    days on market $227,000 Active 156 DOM
33. 2026-10-06
    days on market $227,000 Active 155 DOM
34. 2026-10-05
    days on market $227,000 Active 154 DOM
35. 2026-10-04
    days on market $227,000 Active 153 DOM
36. 2026-10-04
    days on market $227,000 Active 152 DOM
37. 2026-10-02
    days on market $227,000 Active 151 DOM
38. 2026-10-01
    days on market $227,000 Active 150 DOM
39. 2026-09-30
    days on market $227,000 Active 149 DOM
40. 2026-09-29
    days on market $227,000 Active 148 DOM
41. 2026-09-28
    days on market $227,000 Active 147 DOM
42. 2026-09-27
    days on market $227,000 Active 146 DOM
43. 2026-09-26
    days on market $227,000 Active 145 DOM
44. 2026-09-25
    days on market $227,000 Active 144 DOM
45. 2026-09-24
    days on market $227,000 Active 143 DOM
46. 2026-09-22
    days on market $227,000 Active 141 DOM
47. 2026-09-21
    days on market $227,000 Active 140 DOM
48. 2026-09-20
    days on market $227,000 Active 139 DOM
49. 2026-09-19
    days on market $227,000 Active 138 DOM
50. 2026-09-18
    days on market $227,000 Active 137 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% 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 6/10 Major 64% 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: $33,448
• − Mortgage interest: −$12,716
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$6,604
• Taxable income: $4,237
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $6,582/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,625–$37,125 screening

This townhouse requires significant repairs and maintenance, including roof replacement and exterior siding repair, to improve its condition and value.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.

Repairs flagged

• Major roof — The satellite image shows significant damage to the roof, requiring replacement.
• Major exterior siding — The satellite image shows poor condition of the exterior siding, requiring repair or replacement.
• Major landscaping — The satellite image shows poorly maintained landscaping, requiring significant work to improve curb appeal.

Value-add opportunities

• Both roof replacement — Rebuilding the roof will significantly improve the home's appearance and value, both for resale and rental. ↑
• Both exterior siding repair/replacement — Repairing or replacing the exterior siding will enhance the home's curb appeal and increase its value. ↑
• Both landscaping improvement — Improving the landscaping will enhance the home's curb appeal and increase its value, both for resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Commack Road Elementary School F NY #1,646/2,108 Nat'l #24,950/41,679 Middle Islip Middle School D- NY #379/729 Nat'l #5,398/14,009 High Islip High School A+ NY #231/1,100 Nat'l #375/17,239

Schools (NCES district)

• District: Islip Union Free School District
• NCES district ID: 3615540
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 67% ▲ 10.00%
• Median HH income: $92,825
• Composite: 54.7/100
• National rank: #1325
• State rank: #186 of 590 in NY

A Composite livability gradescore 83/100

Livability — Islip

• Score: 83/100
• State rank: #59
• US rank: #878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Islip, NY
• County: Suffolk · 1,505,262 people
• City population: 13,152
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 13,152
• Household income: $116,328
• Rent vs Own: 16.6% rent · 83.4% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 7%
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

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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: ▼ -368.19%
• Current HPI: 288.0267
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Assigned parking2 parking spacesNo carport
• Utilities: Electricity available and connectedNatural gas available and connectedWater available and connectedSewer: other
• Home design: Stock cooperativeEntry level is the first floor
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: DishwasherRefrigerator
• Bedrooms: Master located on the entry level
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingNatural gas heatingWall/window air conditioning units
• Interior features: Formal dining areaMaster bedroom on the first floorNo basementTotal of 4 rooms
• Laundry & utility: Washer included

Price history

+51.3% since first listed

12 events — show timeline

• 2026-06-10 Price Changed $227,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-12 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-05-11 Sold (MLS) $150,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-18 Listed $149,990 OneKey® MLS as Distributed by MLS Grid
• 2019-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-10-12 Listed $149,990 OneKey® MLS as Distributed by MLS Grid