9 Kiowa Ct #9 · Coram, NY 11727

$189,999

1 bd · 1.0 ba · 800 sqft · Condo · 137 Days on market

Built 1974 Good condition $237/sqft · 12% below area Est $216k · 12% under $1049/mo HOA · 49% of rent ↓ 5% since listing

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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).

• ARV discount +12.8/15.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Cash flow +2.4/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the highly sought-after North Isle Community in Coram! This beautiful open concept ground-level one-bedroom co-op is all about LOCATION, LOCATION, LOCATION, offering the ultimate in convenience. Situated just a stroll away from the laundry room, parking, and everything you need right at your fingertips. Enjoy resort-style living with top-tier amenities including a pool, gym, clubhouse, tennis courts, sauna, and much more. The common charges include: hot water, heating, snow removal, gas, landscaping, garbage removal and more-allowing for stress-free living. Located just minutes from the Long Island Expressway, this home is perfect for commuters and offers easy access to shopping, dining, and entertainment. Good investment property as well! It's cash flowing!! Don't miss this opportunity! Why rent, when you can own!!!

Key facts

• Open concept
• Top-tier amenities
• Pool

Tags

• OPEN CONCEPT
• GROUND-LEVEL CO-OP
• RESORT-STYLE LIVING
• TOP-TIER AMENITIES
• POOL
• GYM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (50.6% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $94k (50.6% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 3.5% in Coram — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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: Longwood High School (math 90% / reading 77%, grade A, #409 of 1,100 statewide, top 39%, 2,977 students, 44% FRL).
• Zoned-school proficiency averages 84% at this address vs 58% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Longwood Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

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 137 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,922 (50.6% 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 137 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 2.10%
• Cash-on-cash: -14.98%
• DSCR: 0.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $215,580
• List price: $189,999
• Delta: -11.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Idaho #11	0.08mi	1/1.0	800 (0%)	2mo	$235,000	$294	94
8 Idaho Unit i8	0.09mi	1/1.0	800 (0%)	2mo	$209,990	$262	94
3 Laramie Ct Unit L3	0.06mi	1/1.0	750 (-6%)	3mo	$220,000	$293	84
30 Kiowa Ct Unit K30	0.02mi	1/1.0	700 (-12%)	4mo	$168,000	$240	75
138 N Pointe Cir #138	0.12mi	2/1.0 (+1)	900 (+12%)	3mo	$230,000	$256	66
79 Pointe Circle South #79	0.22mi	2/2.0 (+1)	875 (+9%)	2mo	$195,000	$223	63
197 N Pointe Cir #197	0.15mi	2/1.5 (+1)	950 (+19%)	1mo	$250,000	$263	60
255 Sagamore Hills Dr	1.17mi	1/1.0	826 (+3%)	0mo	$330,000	$400	59
172 Pointe Cir N #172	0.18mi	2/1.5 (+1)	957 (+20%)	2mo	$249,990	$261	58
27 Hearthside Dr	1.21mi	1/1.0	844 (+6%)	3mo	$399,000	$473	53
10 Gettysburg Ct	0.58mi	2/1.0 (+1)	916 (+14%)	1mo	$420,000	$459	43
65 Federal Ln	0.69mi	2/1.0 (+1)	916 (+14%)	2mo	$410,000	$448	37

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -40.1%
• Equity multiple: -0.29×
• Total profit: $-68,750
• Equity at exit: $28,329

10-year hold

• IRR: -38.4%
• Equity multiple: -0.81×
• Total profit: $-96,077
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Median asking: $229,990 ($287/sqft)
• Median days on market: 94 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.3% vs current asking $/sqft

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

ZIP-level market 11727

• Rents YoY: 4.7%
• Active inventory: 278
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$1,049
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-664

Break-even live

Break-even rent $2,990

Max offer price $93,922

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-598	+0% $-664	+5% $-730	+10% $-795
Rent	-10% $-834	-5% $-749	+0% $-664	+5% $-579	+10% $-494
Rate	-1.0pp $-568	-0.5pp $-616	base $-664	+0.5pp $-713	+1.0pp $-763

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	71d	1	0.07mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	73d	1	0.09mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	66d	1	0.09mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	93d	1	0.09mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	25d	1	0.10mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	93d	1	0.30mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	64d	1	0.34mi
27 Stuart Dr Coram, NY	1.0	1.0	525	$2,000	$3.81	0d	1	0.41mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	93d	1	0.86mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.0	1108	$2,869	$2.59	0d	14	1.04mi
36 Wedgewood Dr Coram, NY	1.0	1.0	650	$1,975	$3.04	14d	1	1.24mi
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	26d	1	1.42mi
100 Stonegate Way Middle Island, NY	1.0–3.0	1.0–2.0	1058	$2,725	$2.58	0d	5	1.43mi

HOA detail $1,049/mo · $12,588/yr condo

• Likely covers: watertrashgaslandscapingsnow removalpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $189,999 Active 137 DOM
2. 2026-08-06
   days on market $189,999 Active 135 DOM
3. 2026-08-05
   days on market $189,999 Active 134 DOM
4. 2026-08-04
   days on market $189,999 Active 133 DOM
5. 2026-08-03
   days on market $189,999 Active 132 DOM
6. 2026-07-31
   days on market $189,999 Active 129 DOM
7. 2026-07-30
   days on market $189,999 Active 127 DOM
8. 2026-07-28
   days on market $189,999 Active 126 DOM
9. 2026-07-26
   days on market $189,999 Active 124 DOM
10. 2026-07-24
    days on market $189,999 Active 122 DOM
11. 2026-07-23
    days on market $189,999 Active 121 DOM
12. 2026-07-22
    days on market $189,999 Active 120 DOM
13. 2026-07-21
    days on market $189,999 Active 119 DOM
14. 2026-07-20
    days on market $189,999 Active 118 DOM
15. 2026-07-18
    days on market $189,999 Active 116 DOM
16. 2026-07-18
    days on market $189,999 Active 115 DOM
17. 2026-07-16
    days on market $189,999 Active 114 DOM
18. 2026-07-15
    days on market $189,999 Active 113 DOM
19. 2026-07-14
    days on market $189,999 Active 112 DOM
20. 2026-07-13
    days on market $189,999 Active 111 DOM
21. 2026-07-13
    days on market $189,999 Active 110 DOM
22. 2026-07-11
    days on market $189,999 Active 109 DOM
23. 2026-07-10
    days on market $189,999 Active 108 DOM
24. 2026-07-09
    days on market $189,999 Active 107 DOM
25. 2026-07-07
    days on market $189,999 Active 105 DOM
26. 2026-07-06
    days on market $189,999 Active 104 DOM
27. 2026-07-06
    days on market $189,999 Active 103 DOM
28. 2026-07-05
    days on market $189,999 Active 102 DOM
29. 2026-07-03
    days on market $189,999 Active 101 DOM
30. 2026-07-02
    days on market $189,999 Active 100 DOM
31. 2026-07-01
    days on market $189,999 Active 99 DOM
32. 2026-06-30
    days on market $189,999 Active 98 DOM
33. 2026-06-29
    days on market $189,999 Active 97 DOM
34. 2026-06-28
    days on market $189,999 Active 96 DOM
35. 2026-06-27
    days on market $189,999 Active 95 DOM
36. 2026-06-26
    days on market $189,999 Active 94 DOM
37. 2026-06-24
    days on market $189,999 Active 92 DOM
38. 2026-06-22
    days on market $189,999 Active 90 DOM
39. 2026-06-21
    days on market $189,999 Active 89 DOM
40. 2026-06-18
    days on market $189,999 Active 86 DOM
41. 2026-06-17
    days on market $189,999 Active 85 DOM
42. 2026-06-16
    days on market $189,999 Active 84 DOM
43. 2026-06-15
    days on market $189,999 Active 83 DOM
44. 2026-06-13
    days on market $189,999 Active 81 DOM
45. 2026-06-13
    days on market $189,999 Active 80 DOM
46. 2026-06-09
    days on market $189,999 Active 77 DOM
47. 2026-06-08
    days on market $189,999 Active 76 DOM
48. 2026-06-07
    days on market $189,999 Active 75 DOM
49. 2026-06-04
    days on market $189,999 Active 72 DOM
50. 2026-06-03
    days on market $189,999 Active 71 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 18 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: $25,794
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$12,588
• − Depreciation: −$5,527
• Taxable loss: −$10,892
• Est. tax savings @ 24.0%: +$2,614
• After-tax cash flow: $-5,354/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 Est. rehab $4,000–$12,000 screening

This well-maintained one-bedroom condo in Coram, NY, offers a good condition with minor cosmetic updates needed to enhance its resale value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Kitchen countertops — Clean and freshen up

Value-add opportunities

• Resale Replace dated kitchen cabinets — Modernizes the space and adds value ↑
• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace dated flooring — Modern flooring improves aesthetics ↑
• Resale Replace dated kitchen countertops — Freshens up the kitchen and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

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

C Composite livability gradescore 66/100

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 · 1,505,262 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: 12% of renters

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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: 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%

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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: ▼ -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

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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

Price history

-4.5% since first listed

2 events — show timeline

• 2026-03-24 Listed $189,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-11 Listed $199,000 OneKey® MLS as Distributed by MLS Grid