1 Pine Ct #1 · Selden, NY 11784

$235,000

1 bd · 1.0 ba · 668 sqft · Condo · 36 Days on market

Built 1972 Fair condition

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why Rent When You Can Own? Enjoy Carefree Living In This Cozy Ground Level Unit. The Oversized Bedroom Closet Features A Closet Organizer. The Spacious Dining Area Features Extra Large Windows. This Complex Offers A Beautifully Updated Clubhouse, In-Ground Pool, Basketball Court, Tennis Court & Laundry. Dogs & Cats Allowed (restrictions apply).Please note some pictures are digitally enhanced., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen

Key facts

• Community pool
• End unit
• Updated full bath

Tags

• END UNIT
• HARDWOOD FLOORS
• GRANITE COUNTER TOPS
• UPDATED FULL BATH
• JET MASSAGE TUB
• COMMUNITY POOL

Property features AI

Exterior

• Parking: Parking lot with 1 parking space; No carport
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Stock cooperative; One level entry; 2 total stories
• Construction: Advanced framing technique
• Exterior features: Advanced framing construction; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; No basement; 4 total rooms; Pets allowed: cats and dogs with size limit
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Selden — 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 66/100 on livability (#637 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: crime C-, amenities F, commute F.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Lane Memorial Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 789 students, 44% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Newfield High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 1,559 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 36 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $185k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• 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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-21,326
• Equity at exit: $35,039

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,103
• Equity at exit: $20,319

Cash invested: $65,800 (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 11784

• Active inventory: 119
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,388 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $262

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 84%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1998 New York 112 Coram, NY	2.0	1.0	806	$2,388	$2.96	1d	4	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 5 events

1. 2026-04-21
   status Pending
2. 2026-03-16
   listed $235,000 Active
3. 2023-08-29
   soldstatus $185,000 Closed 481-char remark

   Show marketing remark (481 chars)

   Why Rent When You Can Own? Enjoy Carefree Living In This Cozy Ground Level Unit. The Oversized Bedroom Closet Features A Closet Organizer. The Spacious Dining Area Features Extra Large Windows. This Complex Offers A Beautifully Updated Clubhouse, In-Ground Pool, Basketball Court, Tennis Court & Laundry. Dogs & Cats Allowed (restrictions apply).Please note some pictures are digitally enhanced., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen

4. 2023-05-31
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Why Rent When You Can Own? Enjoy Carefree Living In This Cozy Ground Level Unit. The Oversized Bedroom Closet Features A Closet Organizer. The Spacious Dining Area Features Extra Large Windows. This Complex Offers A Beautifully Updated Clubhouse, In-Ground Pool, Basketball Court, Tennis Court & Laundry. Dogs & Cats Allowed (restrictions apply).Please note some pictures are digitally enhanced., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen

5. 2023-05-17
   listed $160,000 Active 481-char remark

   Show marketing remark (481 chars)

   Why Rent When You Can Own? Enjoy Carefree Living In This Cozy Ground Level Unit. The Oversized Bedroom Closet Features A Closet Organizer. The Spacious Dining Area Features Extra Large Windows. This Complex Offers A Beautifully Updated Clubhouse, In-Ground Pool, Basketball Court, Tennis Court & Laundry. Dogs & Cats Allowed (restrictions apply).Please note some pictures are digitally enhanced., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen

ⓘ 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 ≥94°F today · 17 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: $28,656
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$6,836
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $3,301/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

Fair 45/100 Moderate rehab

This moderate-rehab property offers a good opportunity for an investor to update and modernize the kitchen and bathroom, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Dated and in need of updating
• Moderate bathroom fixtures — Dated and in need of updating
• Minor landscaping — Some overgrown areas

Value-add opportunities

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen would attract more buyers
• Resale Updating bathroom fixtures and possibly adding a walk-in shower — Modernizing the bathroom would attract more buyers
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both Painting (interior and exterior) — Fresh paint can make the home look more appealing and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · Dated and in need of updating	Moderate	$3,000–15,000
landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen would attract more buyers ↑
• Resale Updating bathroom fixtures and possibly adding a walk-in shower — Modernizing the bathroom would attract more buyers ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Painting (interior and exterior) — Fresh paint can make the home look more appealing and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 of 590 in NY

Livability — Selden

• Score: 66/100
• State rank: #637
• US rank: #11887

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: Selden, NY
• City population: 25,986
• Population (ZIP): 25,986

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 12% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -609.27%
• Current HPI: 381.2659
• 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

+46.9% since first listed

5 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-29 Sold (MLS) $185,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-17 Listed $160,000 OneKey® MLS as Distributed by MLS Grid