9 Penn Cmns · Yaphank, NY 11980

$430,000

2 bd · 1.5 ba · 1,044 sqft · Condo · 11 Days on market

Built 1975 $412/sqft · at area comps Est $435k · at est. $514/mo HOA · 13% of rent

---

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).

• Cash flow +12.2/30.0
• ARV discount +8.0/15.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained home has a host of recent updates and upgrades, Kitchen Completely remodeled in 2022, featuring a large layout with Kraftmaid Shaker cabinets, Dekton countertops, and exceptional cabinet add-ons, including a pantry with pull-out drawers, built-in drawer organizers, a peninsula, and cabinet lighting (both above and under). HVAC System Installed in 2012, with a replacement compressor in 2022 and a new blower in 2021.Bathrooms A full bath remodeled in 2021 and a half bath updated in 2025. Washer/Dryer Upgraded in 2023. Additional highlights include Office, Located at the top of the stairs, featuring recessed lighting and LED lighting under built-in shelving. Primary Closet Includes recessed lighting for added convenience. Lighting Recessed, dimmable lighting throughout every room. Living Room Stunning bamboo hardwood flooring. Staircase Enhanced with elegant wrought iron railing. Front door and sliding door replaced in 2015

Key facts

• Peninsula seating
• Bamboo flooring
• Dekton countertops

Tags

• DEKTON COUNTERTOPS
• PULL-OUT DRAWERS
• BUILT-IN ORGANIZERS
• LAZY SUSANS
• PENINSULA SEATING
• BAMBOO FLOORING

Property features AI

Finance

• HOA & community: Part of Colonial Woods association; Monthly HOA fee of $514; Association amenities include: pool, clubhouse, tennis courts, basketball court, recreation facilities, grounds maintenance, snow removal, and trash service; HOA covers common area and exterior maintenance, grounds care, pool service, snow removal and trash

Exterior

• Parking: Parking lot (no carport)
• Utilities: Electricity connected (PSEG); Public sewer; Sewer connected
• Home design: Townhouse; Condominium; Two-story
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Electric cooktop; Dishwasher; Stainless steel appliances
• Bedrooms: Bedrooms located on multiple levels (two-story layout)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open kitchen; Basement (full); Five total rooms; Two stories; entry on first level; Pets allowed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $415k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (6.5% below list).
• Recommended offer: $402k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Yaphank — 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 63/100 on livability (#781 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Longwood Central School District (rural): math 61% / reading 55% proficiency, ranked #235 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: C E Walters School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 795 students, 49% FRL); Longwood Junior High School (math 67% / reading 67%, grade A-, #101 of 729 statewide, top 15%, 1,388 students, 48% FRL); Longwood High School (math 90% / reading 77%, grade A, #409 of 1,100 statewide, top 39%, 2,977 students, 44% FRL).
• Market conditions: 46 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $4,021/mo this rent would consume 47% of the median local household income ($103k/yr) (locally 503% 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 $3k of loan paydown is wiped out by about $13k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $402,129 (6.5% 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 1975 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 8.9

CMA / ARV

• ARV (median comp): $435,276
• List price: $430,000
• Delta: -1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-74,942
• Equity at exit: $64,114

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-71,369
• Equity at exit: $37,179

Cash invested: $120,400 (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 11980

• Home prices YoY: -12.6%
• Active inventory: 46
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,021 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$179
• HOA: −$514
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $-86

Break-even live

Break-even rent $4,131

Max offer price $414,737

Occupancy floor 97%

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Bartlett Yaphank, NY	3.0	1.5	1300	$3,950	$3.04	7d	1	0.14mi
410 Princeton Rd Yaphank, NY	1.0–2.0	1.0–2.5	1092	$4,518	$4.14	1d	20	0.39mi
1 Reserve Dr Yaphank, NY	1.0–2.0	1.0–2.0	1135	$3,804	$3.35	1d	11	0.43mi
3 Meadows Ln Unit 11 Yaphank, NY	2.0	2.0	948	$5,200	$5.49	1d	1	0.48mi

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-11
   status Pending 1983-char remark
2. 2026-04-30
   listed $430,000 Active 1983-char remark
3. 2025-07-28
   soldstatus $430,000
4. 2025-05-19
   soldstatus $430,000 Closed 963-char remark

   Show marketing remark (963 chars)

   This meticulously maintained home has a host of recent updates and upgrades, Kitchen Completely remodeled in 2022, featuring a large layout with Kraftmaid Shaker cabinets, Dekton countertops, and exceptional cabinet add-ons, including a pantry with pull-out drawers, built-in drawer organizers, a peninsula, and cabinet lighting (both above and under). HVAC System Installed in 2012, with a replacement compressor in 2022 and a new blower in 2021.Bathrooms A full bath remodeled in 2021 and a half bath updated in 2025. Washer/Dryer Upgraded in 2023. Additional highlights include Office, Located at the top of the stairs, featuring recessed lighting and LED lighting under built-in shelving. Primary Closet Includes recessed lighting for added convenience. Lighting Recessed, dimmable lighting throughout every room. Living Room Stunning bamboo hardwood flooring. Staircase Enhanced with elegant wrought iron railing. Front door and sliding door replaced in 2015

5. 2025-02-12
   status Pending 963-char remark

   Show marketing remark (963 chars)

   This meticulously maintained home has a host of recent updates and upgrades, Kitchen Completely remodeled in 2022, featuring a large layout with Kraftmaid Shaker cabinets, Dekton countertops, and exceptional cabinet add-ons, including a pantry with pull-out drawers, built-in drawer organizers, a peninsula, and cabinet lighting (both above and under). HVAC System Installed in 2012, with a replacement compressor in 2022 and a new blower in 2021.Bathrooms A full bath remodeled in 2021 and a half bath updated in 2025. Washer/Dryer Upgraded in 2023. Additional highlights include Office, Located at the top of the stairs, featuring recessed lighting and LED lighting under built-in shelving. Primary Closet Includes recessed lighting for added convenience. Lighting Recessed, dimmable lighting throughout every room. Living Room Stunning bamboo hardwood flooring. Staircase Enhanced with elegant wrought iron railing. Front door and sliding door replaced in 2015

6. 2025-02-03
   listed $399,999 Active 963-char remark

   Show marketing remark (963 chars)

   This meticulously maintained home has a host of recent updates and upgrades, Kitchen Completely remodeled in 2022, featuring a large layout with Kraftmaid Shaker cabinets, Dekton countertops, and exceptional cabinet add-ons, including a pantry with pull-out drawers, built-in drawer organizers, a peninsula, and cabinet lighting (both above and under). HVAC System Installed in 2012, with a replacement compressor in 2022 and a new blower in 2021.Bathrooms A full bath remodeled in 2021 and a half bath updated in 2025. Washer/Dryer Upgraded in 2023. Additional highlights include Office, Located at the top of the stairs, featuring recessed lighting and LED lighting under built-in shelving. Primary Closet Includes recessed lighting for added convenience. Lighting Recessed, dimmable lighting throughout every room. Living Room Stunning bamboo hardwood flooring. Staircase Enhanced with elegant wrought iron railing. Front door and sliding door replaced in 2015

7. 2015-12-14
   soldstatus $172,500
8. 1997-09-05
   soldstatus $76,000
9. 1993-02-10
   soldstatus $76,000

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $5,524 · $460/mo
• Expected delta: +$1,743/yr (+$145/mo · 46.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,255
• − Mortgage interest: −$24,087
• − Property taxes: −$3,781
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,860
• − Management: −$3,860
• − HOA: −$6,168
• − Depreciation: −$12,509
• Taxable loss: −$8,160
• Est. tax savings @ 24.0%: +$1,958
• After-tax cash flow: $922/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: Longwood Central School District
• NCES district ID: 3619230
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $72,748
• Composite: 51.63/100
• National rank: #1703
• State rank: #235 of 590 in NY

Livability — Yaphank

• Score: 63/100
• State rank: #781
• US rank: #14871

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: Yaphank, NY
• County: Suffolk County · 679,920 people
• City population: 5,855
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 5,855
• Household income: $102,600
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 503.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Black 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 7% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Guatemala
• Languages at home: 85% English-only · Spanish 9% 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: ▼ -46.41%
• Current HPI: 323.3583
• Rent YoY: —
• 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

+465.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Sold (Public Records) $430,000 Public Records
• 2025-05-19 Sold (MLS) $430,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2015-12-14 Sold (Public Records) $172,500 Public Records
• 1997-09-05 Sold (Public Records) $76,000 Public Records
• 1993-02-10 Sold (Public Records) $76,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,781 · +0.0% YoY. Source: county tax records.