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

$227,000

1 bd · 1.0 ba · 825 sqft · Condo · 48 Days on market

Built 1970 $275/sqft · 19% below area Est $280k · 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

Key facts

• Outdoor pool
• Fitness center
• Local parks

Tags

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

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Assigned parking; 2 parking spaces; No carport
• Utilities: Electricity available and connected; Natural gas available and connected; Water available and connected; Sewer: other
• Home design: Stock cooperative; Entry level is the first floor
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Master located on the entry level
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Formal dining area; Master bedroom on the first floor; No basement; Total of 4 rooms
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $227k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/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: $220k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 87 active listings in the ZIP; 6 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; 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($220k) 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 $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.31% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $279,623
• List price: $227,000
• Delta: -18.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $13,534
• Equity at exit: $33,846

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $76,703
• 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 →

ZIP-level market 11751

• Active inventory: 87
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,985 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $789

Break-even live

Break-even rent $1,986

Max offer price $227,000

Occupancy floor 69%

Sensitivity live

Price	-10% $946	-5% $868	+0% $789	+5% $711	+10% $632
Rent	-10% $554	-5% $671	+0% $789	+5% $907	+10% $1,025
Rate	-1.0pp $904	-0.5pp $847	base $789	+0.5pp $731	+1.0pp $671

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
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
584 Main St Unit 1 Islip, NY	1.0	1.0	620	$3,150	$5.08	3d	1	0.49mi
584 Main St Unit 5 Islip, NY	2.0	2.0	995	$3,900	$3.92	45d	1	0.49mi
405 E Main St Bay Shore, NY	2.0	1.0–2.0	750	$2,485	$3.31	45d	1	0.74mi
35 Penataquit Ave Bay Shore, NY	2.0	1.0–1.5	637	$2,605	$4.09	0d	13	0.92mi
700 Justine Ct Bay Shore, NY	1.0	1.0	625	$2,195	$3.51	22d	5	1.02mi
39 Bay Shore Ave Bay Shore, NY	1.0	1.0	544	$2,400	$4.41	45d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $227,000 Active 48 DOM
2. 2026-06-18
   days on market $227,000 Active 45 DOM
3. 2026-06-17
   days on market $227,000 Active 44 DOM
4. 2026-06-16
   days on market $227,000 Active 43 DOM
5. 2026-06-15
   days on market $227,000 Active 42 DOM
6. 2026-06-13
   pricedays on market $227,000 Active 40 DOM
7. 2026-06-09
   days on market $199,000 Active 36 DOM
8. 2026-06-08
   days on market $199,000 Active 35 DOM
9. 2026-06-07
   days on market $199,000 Active 34 DOM
10. 2026-06-04
    days on market $199,000 Active 31 DOM
11. 2026-06-03
    days on market $199,000 Active 30 DOM
12. 2026-06-02
    days on market $199,000 Active 29 DOM
13. 2026-06-01
    days on market $199,000 Active 28 DOM
14. 2026-05-31
    days on market $199,000 Active 27 DOM
15. 2026-04-29
    listed $199,000 Active 598-char remark
16. 2025-01-16
    historical
17. 2024-10-12
    price $230,000
18. 2024-09-26
    listed $235,000 Active
19. 2020-05-12
    historical

    Show marketing remark (348 chars)

    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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

20. 2020-05-11
    soldstatus $150,000 Closed

    Show marketing remark (348 chars)

    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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

21. 2020-03-27
    status Pending

    Show marketing remark (348 chars)

    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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

22. 2020-01-13
    status Under Contract

    Show marketing remark (348 chars)

    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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

23. 2019-10-18
    listed $149,990 Price Change

    Show marketing remark (348 chars)

    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......, Additional information: Appearance:Mint+,Interior Features:Combo Kitchen

24. 2019-10-16
    historical
25. 2019-10-12
    listed $149,990 New

ⓘ 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: $35,819
• − Mortgage interest: −$12,716
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,866
• − Management: −$2,866
• − Depreciation: −$6,604
• Taxable income: $6,229
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $7,977/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: 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

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
• City population: 13,152
• Population (ZIP): 13,152

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -368.19%
• Current HPI: 288.0267
• 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

+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