211 Lynbrook St · Islip Terrace, NY 11752

$579,999

3 bd · 1.5 ba · 1,787 sqft · SingleFamily public records · 9 Days on market

Built 1954 7,405 sqft lot $325/sqft · 22% below area Est $741k · 22% under

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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 +15.0/15.0
• Cash flow +7.4/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 211 Lynbrook- This classic Colonial is situated mid-block right in the heart of Islip Terrace. This property features 3 Beds and 1.5 baths. On the First floor you’ll be invited into a comforting living room that features a wood burning fireplace and hardwood floors. The first floor also features a formal dining room, kitchen and family room for entertaining and relaxation. On the second floor you’ll enjoy 3 bedrooms including a primary bedroom that has direct access to the full bathroom. Outside you will enjoy a spacious open yard with endless possibilities. This property has all the potential needed to become your dream home!

Key facts

• Formal dining room
• Spacious open yard
• Hardwood floors

Tags

• WOOD BURNING FIREPLACE
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• SPACIOUS OPEN YARD

Property features AI

Exterior

• Parking: Carport; Driveway; Detached garage (1 garage space)
• Utilities: Cesspool sewer; Water available and connected; Natural gas connected; Electricity available; Cable available; Phone connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Back yard; Landscaped lot; Level lot; Front and rear sprinkler system; Not waterfront

Interior

• Kitchen: Convection oven; Gas oven; Refrigerator
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: First-floor full bath; Eat-in kitchen; Formal dining room; Finished full basement with storage space; Full attic
• Laundry & utility: Washer in unit; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $580k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (31.5% below list).
• Recommended offer: $397k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#49 in NY, #770 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• East Islip Union Free School District (suburban): math 68% / reading 69% proficiency, ranked #110 of 590 in NY (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Connetquot Elementary School (366 students, 36% FRL); East Islip Middle School (math 50% / reading 67%, grade B, #178 of 729 statewide, top 25%, 804 students, 22% FRL); East Islip High School (math 96% / reading 98%, grade A+, #53 of 1,100 statewide, top 5%, 1,145 students, 25% FRL) — zoned schools average 28% FRL vs 12% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 2 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 $4k of loan paydown is wiped out by about $17k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $397,145 (31.5% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (median comp): $741,494
• List price: $579,999
• Delta: -21.78%
• 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
317 Garden City St	0.18mi	4/2.0 (+1)	1,670 (-6%)	0mo	$690,000	$413	73
31 Craig Rd	0.33mi	4/1.5 (+1)	1,690 (-5%)	5mo	$735,000	$435	66
407 Elmwood St	0.22mi	3/2.0	1,628 (-9%)	10mo	$585,000	$359	64
527 Connetquot Ave	0.21mi	3/2.0	1,700 (-5%)	19mo	$615,000	$362	64
35 Satellite Dr	0.25mi	4/2.0 (+1)	1,702 (-5%)	12mo	$715,000	$420	64
334 Garden City St	0.15mi	4/2.0 (+1)	2,000 (+12%)	15mo	$640,000	$320	54
11 Rolan Ct	0.43mi	3/1.5	1,530 (-14%)	5mo	$620,000	$405	52
81 Andrew Ave	0.72mi	4/2.0 (+1)	1,800 (+1%)	10mo	$700,000	$389	50
80 Andrew Ave	0.70mi	4/2.0 (+1)	1,710 (-4%)	4mo	$675,000	$395	49
6 Robinhood Dr	0.68mi	4/2.0 (+1)	1,874 (+5%)	9mo	$780,000	$416	46
63 Sherwood Dr	0.59mi	3/2.0	1,530 (-14%)	6mo	$719,100	$470	42
133 Adams St E	0.72mi	3/2.0	1,600 (-10%)	10mo	$724,000	$453	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-141,078
• Equity at exit: $86,480

10-year hold

• IRR: -22.1%
• Equity multiple: -0.13×
• Total profit: $-183,546
• Equity at exit: $50,148

Cash invested: $162,400 (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 11752

• Active inventory: 35
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,971 medium
• Mortgage (P&I): −$3,042
• Tax from tax record: −$593 /mo · $7,119/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $-739

Break-even live

Break-even rent $4,907

Max offer price $449,439

Occupancy floor —

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8587 Washington St East Islip, NY	3.0	1.5	2555	$3,900	$1.53	1d	1	0.89mi
725 Eastview Dr Central Islip, NY	2.0	2.0	1467	$4,050	$2.76	1d	3	1.15mi

Listing history 2 events

1. 2026-06-07
   statusdays on market $579,999 Pending 9 DOM
2. 2026-05-12
   listed $579,999 Active 663-char remark

ⓘ 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: $7,119 · $593/mo
• Projected year-2 tax: $8,461 · $705/mo
• Expected delta: +$1,341/yr (+$112/mo · 18.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $47,657
• − Mortgage interest: −$32,489
• − Property taxes: −$7,119
• − Insurance: −$2,900
• − Repairs & maintenance: −$3,813
• − Management: −$3,813
• − Depreciation: −$16,873
• Taxable loss: −$19,349
• Est. tax savings @ 24.0%: +$4,644
• After-tax cash flow: $-4,225/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: East Islip Union Free School District
• NCES district ID: 3609720
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $102,520
• Composite: 63.15/100
• National rank: #641
• State rank: #110 of 590 in NY

Livability — Islip Terrace

• Score: 84/100
• State rank: #49
• US rank: #770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Islip Terrace, NY
• Population (ZIP): 8,990

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 14% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 1% Russian 1%
• Foreign-born: 13% · Canada
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 2% German/W. Germanic 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: ▼ -379.24%
• Current HPI: 338.5558
• 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

2 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $579,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2017): $7,119 · -0.3% YoY. Source: county tax records.