326 Edmunton Dr Unit L7 · North Babylon, NY 11703

$249,000

1 bd · 1.0 ba · 600 sqft · Condo · 15 Days on market

Built 1965

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Main Level One Bedroom in desirable Fairfield Commons! Hardwood Floors, Courtyard view, Maintenance free throughout! Updates throughout! Minutes to shops, railroad and transportation! Maintenance w/ STAR: $685.72. Enjoy community pool, too! Maintenance inc. taxes and heat! What a value! Come see!, Additional information: Appearance:Excellent

Key facts

• Community pool
• First floor model
• Eat in kitchen

Tags

• FIRST FLOOR MODEL
• EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• RECESSED LIGHTING
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#619 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• North Babylon Union Free School District (suburban): math 53% / reading 64% proficiency, ranked #202 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Belmont Elementary School (math 57% / reading 57%, grade C+, #842 of 2,108 statewide, top 43%, 370 students, 52% FRL); Robert Moses Middle School (math 22% / reading 51%, grade F, #464 of 729 statewide, top 64%, 1,074 students, 49% FRL); North Babylon High School (math 90% / reading 92%, grade A+, #203 of 1,100 statewide, top 20%, 1,506 students, 46% FRL) — zoned schools average 49% FRL vs 24% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 89 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $195k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $245,265 (1.5% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 3.96%
• Cash-on-cash: -8.32%
• DSCR: 0.63
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-70,625
• Equity at exit: $37,127

10-year hold

• IRR: -31.6%
• Equity multiple: -0.42×
• Total profit: $-99,071
• Equity at exit: $21,529

Cash invested: $69,720 (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 11703

• Active inventory: 89
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA est. from 1 same-building comp: −$767
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-483

Break-even live

Break-even rent $3,149

Max offer price $179,055

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-397	+0% $-483	+5% $-569	+10% $-655
Rent	-10% $-684	-5% $-584	+0% $-483	+5% $-383	+10% $-283
Rate	-1.0pp $-358	-0.5pp $-420	base $-483	+0.5pp $-548	+1.0pp $-614

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Higbie Ln Unit B West Islip, NY	1.0	1.0	700	$1,850	$2.64	44d	1	1.04mi
455 Chelsea Ave West Babylon, NY	—	1.0	600	$1,600	$2.67	44d	1	1.13mi
382 Deer Park Ave Babylon, NY	1.0	1.0	500	$2,450	$4.90	3d	1	1.15mi
11 Park Ave Unit 1A Babylon, NY	1.0	1.0	600	$3,000	$5.00	7d	1	1.18mi
108 Ralph Ave Babylon, NY	1.0	1.0	750	$2,600	$3.47	44d	1	1.29mi
3 Railroad Ave Babylon, NY	2.0	1.0	600	$2,400	$4.00	45d	1	1.31mi
172 Park Ave Unit P172 Babylon, NY	1.0	1.0	545	$2,330	$4.28	44d	1	1.32mi
19 Friendly Ct Unit FC19 Babylon, NY	1.0	1.0	545	$2,355	$4.32	23d	1	1.34mi
1593 August Rd North Babylon, NY	1.0–2.0	1.0–1.5	850	$2,510	$2.95	0d	1	1.34mi
180 Deer Park Ave Unit 301 Babylon, NY	—	1.0	640	$3,400	$5.31	0d	1	1.38mi
180 Deer Park Ave #305 Babylon, NY	1.0	1.0	591	$3,200	$5.41	0d	1	1.38mi
125 Deer Park Ave Babylon, NY	2.0	1.0	600	$2,600	$4.33	25d	1	1.43mi
20 Ralph Ave Unit 1 Babylon, NY	2.0	1.0	700	$3,065	$4.38	45d	1	1.46mi

HOA detail condo

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

Listing history 15 events

1. 2026-03-06
   status Pending
2. 2026-02-18
   listed $249,000 Active
3. 2026-02-14
   historical $2,400
4. 2025-10-17
   listed $2,400
5. 2020-12-15
   soldstatus $195,000 Closed 363-char remark

   Show marketing remark (363 chars)

   Wonderful Main Level One Bedroom in desirable Fairfield Commons! Hardwood Floors, Courtyard view, Maintenance free throughout! Updates throughout! Minutes to shops, railroad and transportation! Maintenance w/ STAR: $685.72. Enjoy community pool, too! Maintenance inc. taxes and heat! What a value! Come see!, Additional information: Appearance:Excellent

6. 2020-08-15
   listed $205,000 Active 363-char remark

   Show marketing remark (363 chars)

   Wonderful Main Level One Bedroom in desirable Fairfield Commons! Hardwood Floors, Courtyard view, Maintenance free throughout! Updates throughout! Minutes to shops, railroad and transportation! Maintenance w/ STAR: $685.72. Enjoy community pool, too! Maintenance inc. taxes and heat! What a value! Come see!, Additional information: Appearance:Excellent

7. 2013-11-15
   soldstatus $95,000 387-char remark

   Show marketing remark (387 chars)

   Bright And Sunny, Updated Ground Floor Unit Facing Private Courtyard. Hardwood Floors, Updated Bath, Crown Moldings, New A/C, Alarm System. Laundry/Storage Facilities On Premises. Co-Op Company To Replace Windows And Roof. Minutes To Rr And Village. Private Community Pool, Pet Friendly, Maintenance Includes Heat, Water, And Taxes. Beautiful!!, Additional information: Appearance:Mint++

8. 2013-11-15
   soldstatus $95,000 Closed

   Show marketing remark (387 chars)

   Bright And Sunny, Updated Ground Floor Unit Facing Private Courtyard. Hardwood Floors, Updated Bath, Crown Moldings, New A/C, Alarm System. Laundry/Storage Facilities On Premises. Co-Op Company To Replace Windows And Roof. Minutes To Rr And Village. Private Community Pool, Pet Friendly, Maintenance Includes Heat, Water, And Taxes. Beautiful!!, Additional information: Appearance:Mint++

9. 2013-09-27
   status Under Contract
10. 2013-07-01
    status Listing Extended
11. 2013-07-01
    historical
12. 2013-03-25
    listed $109,000 New
13. 2013-03-22
    historical
14. 2012-09-22
    listed $109,000 387-char remark

    Show marketing remark (387 chars)

    Bright And Sunny, Updated Ground Floor Unit Facing Private Courtyard. Hardwood Floors, Updated Bath, Crown Moldings, New A/C, Alarm System. Laundry/Storage Facilities On Premises. Co-Op Company To Replace Windows And Roof. Minutes To Rr And Village. Private Community Pool, Pet Friendly, Maintenance Includes Heat, Water, And Taxes. Beautiful!!, Additional information: Appearance:Mint++

15. 2012-09-22
    listed $109,000

    Show marketing remark (387 chars)

    Bright And Sunny, Updated Ground Floor Unit Facing Private Courtyard. Hardwood Floors, Updated Bath, Crown Moldings, New A/C, Alarm System. Laundry/Storage Facilities On Premises. Co-Op Company To Replace Windows And Roof. Minutes To Rr And Village. Private Community Pool, Pet Friendly, Maintenance Includes Heat, Water, And Taxes. Beautiful!!, Additional information: Appearance:Mint++

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

Taxation est. · year 1

• Rental income: $30,447
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$9,204
• − Depreciation: −$7,244
• Taxable loss: −$9,800
• Est. tax savings @ 24.0%: +$2,352
• After-tax cash flow: $-3,448/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: North Babylon Union Free School District
• NCES district ID: 3620910
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 64% ▲ 8.00%
• Median HH income: $88,645
• Composite: 53.49/100
• National rank: #1454
• State rank: #202 of 590 in NY

Livability — North Babylon

• Score: 66/100
• State rank: #619
• US rank: #11239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Babylon, NY
• City population: 17,205
• Population (ZIP): 17,205

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 22% Black 14% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 4% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 11% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -321.92%
• Current HPI: 324.5829
• 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

+128.4% since first listed

15 events — show timeline

• 2026-03-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-14 Rental Removed $2,400 ONEKEY
• 2025-10-17 Listed for Rent $2,400 ONEKEY
• 2020-12-15 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-15 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-15 Sold (MLS) $95,000 MLSLI
• 2013-11-15 Sold (MLS) $95,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-27 Pending — MLSLI
• 2013-07-01 Relisted — MLSLI
• 2013-07-01 Delisted — MLSLI
• 2013-03-25 Listed $109,000 MLSLI
• 2013-03-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-09-22 Listed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-22 Listed $109,000 OneKey® MLS as Distributed by MLS Grid