17 Stone Cmns · Yaphank, NY 11980

$429,000

2 bd · 1.5 ba · 1,036 sqft · Condo · 20 Days on market

Built 1983 $500/mo HOA · 12% of rent

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• 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

For Sale Spacious 2-bedroom, 1.5-bath condo located in Stone Commons. This end unit offers added privacy and includes an attached garage for convenience.

Key facts

• $500 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $500; Association fee covers common area maintenance, grounds care, pool service, snow removal, and water; Additional quarterly fee of $151 for sewer; Community amenities include clubhouse, gated entry, landscaping, lounge, grounds maintenance, park, parking, playground, pool, recreation facilities, tennis courts, basketball court, and trash service

Exterior

• Parking: Attached garage; Driveway; Garage (1 space)
• Security: Gated community
• Utilities: Electric service by PSEG; Shared sewer; Cable available and connected; Electricity connected; Phone connected; Sewer connected; Trash collection (private); Underground utilities; Water connected
• Home design: Townhouse (condominium); Two-story; Entry level: 1
• Construction: Frame construction
• Exterior features: Basketball court; Lighting; Mailbox; Playground; Private entrance; Tennis courts; Community in-ground outdoor pool; Back yard; Located on a cul-de-sac; Level lot; Near shops; Private lot; Partial fencing

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Granite counters
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Wood-burning fireplace in living room
• Interior features: Formal dining area; Galley-style kitchen; Granite counters; Open floorplan; Washer/dryer hookup; Finished full basement with storage space; Common attic; Pets allowed; Two stories, entry on first floor; Total of 5 rooms
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $429k.

Deal economics

• At list price, monthly cash flow is $-62 ($-743/yr) — negative.
• To cash-flow at today's rent, offer at most $418k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $403k (6.1% below list).
• Recommended offer: $403k (6.1% 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: West Middle Island School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 642 students, 46% 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 0d 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 $4,027/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

• It's been on market 20 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $245k; list at $429k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $402,736 (6.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.9

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-73,230
• Equity at exit: $63,965

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-67,904
• Equity at exit: $37,092

Cash invested: $120,120 (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: $4,027 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$179
• HOA: −$500
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $-62

Break-even live

Break-even rent $4,106

Max offer price $418,057

Occupancy floor 97%

Sensitivity live

Price	-10% $181	-5% $59	+0% $-62	+5% $-183	+10% $-305
Rent	-10% $-380	-5% $-221	+0% $-62	+5% $97	+10% $256
Rate	-1.0pp $154	-0.5pp $47	base $-62	+0.5pp $-173	+1.0pp $-286

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: $107,250
• Closing costs: $12,870
• 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	9d	1	0.36mi
1 Reserve Dr Yaphank, NY	1.0–2.0	1.0–2.0	1135	$3,804	$3.35	0d	11	0.49mi
410 Princeton Rd Yaphank, NY	1.0–2.0	1.0–2.5	1092	$4,518	$4.14	0d	19	0.59mi
3 Meadows Ln Unit 11 Yaphank, NY	2.0	2.0	948	$5,200	$5.49	0d	1	0.86mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $429,000 Active 20 DOM
2. 2026-06-18
   days on market $429,000 Active 17 DOM
3. 2026-06-17
   days on market $429,000 Active 16 DOM
4. 2026-06-16
   days on market $429,000 Active 15 DOM
5. 2026-06-15
   days on market $429,000 Active 14 DOM
6. 2026-06-13
   days on market $429,000 Active 12 DOM
7. 2026-06-13
   days on market $429,000 Active 11 DOM
8. 2026-06-09
   days on market $429,000 Active 8 DOM
9. 2026-06-08
   days on market $429,000 Active 7 DOM
10. 2026-06-07
    days on market $429,000 Active 6 DOM
11. 2026-06-04
    days on market $429,000 Active 3 DOM
12. 2026-06-03
    days on market $429,000 Active 2 DOM
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    pricedays on marketlisting id $429,000 Active 1 DOM
15. 2026-06-01
    days on market $436,500 Active 20 DOM
16. 2026-05-31
    days on market $436,500 Active 19 DOM
17. 2026-05-12
    listed $436,500 Active 154-char remark

    Show marketing remark (154 chars)

    For Sale Spacious 2-bedroom, 1.5-bath condo located in Stone Commons. This end unit offers added privacy and includes an attached garage for convenience.

18. 2008-10-31
    soldstatus $245,000
19. 2003-01-23
    soldstatus $198,000
20. 2003-01-23
    soldstatus $198,000
21. 1991-03-15
    soldstatus $95,000
22. 1990-12-04
    soldstatus $101,500
23. 1988-09-23
    soldstatus $125,000
24. 1985-10-25
    soldstatus $84,000

ⓘ 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: $5,516 · $460/mo
• Expected delta: +$1,735/yr (+$145/mo · 45.9%)

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

Taxation est. · year 1

• Rental income: $48,328
• − Mortgage interest: −$24,031
• − Property taxes: −$3,781
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,866
• − Management: −$3,866
• − HOA: −$6,000
• − Depreciation: −$12,480
• Taxable loss: −$7,841
• Est. tax savings @ 24.0%: +$1,882
• After-tax cash flow: $1,138/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

+410.7% since first listed

10 events — show timeline

• 2026-06-01 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $429,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $436,500 FSBO.com
• 2008-10-31 Sold (Public Records) $245,000 Public Records
• 2003-01-23 Sold (Public Records) $198,000 Public Records
• 2003-01-23 Sold (Public Records) $198,000 Public Records
• 1991-03-15 Sold (Public Records) $95,000 Public Records
• 1990-12-04 Sold (Public Records) $101,500 Public Records
• 1988-09-23 Sold (Public Records) $125,000 Public Records
• 1985-10-25 Sold (Public Records) $84,000 Public Records

Property tax history

+1.6%/yr

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