2 East Ave · Coram, NY 11727

$593,250

4 bd · 3.0 ba · 2,847 sqft · SingleFamily public records · 50 Days on market

Built 2002 0.39 ac lot $208/sqft · 24% below area Est $782k · 24% under ↓ 59% 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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Contemporary Style Home. This Home Features 4 Bedrooms, 3 Full Baths, Formal Dining Room, Eat In Kitchen, Office & 2 Car Garage. Centrally Located To All. Don't Miss This Opportunity!

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 2002

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Single family residence; Two levels
• Construction: Frame construction
• Exterior features: Back yard; Front yard; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms include bedrooms (property has 8 total rooms); Home office (additional room)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot air heating (natural gas); Central air conditioning; One fireplace in the living room
• Interior features: First floor full bathroom; Eat-in kitchen; Entrance foyer; Formal dining room; Primary bathroom; Deck and porch
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $593k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $410k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $476k (19.8% below list).
• Recommended offer: $410k (30.8% below list) — sets the bar for cash-flow.

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.
• 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: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 6 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 $4,757/mo this rent would consume 55% of the median local household income ($103k/yr) (locally 994% 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 $4k of loan paydown is wiped out by about $18k 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 50 days — a 3% lower offer ($575k) 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 $355k; list at $593k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 72% 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 $410,242 (30.8% 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 50 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.80% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 10.4

CMA / ARV

• ARV (median comp): $782,463
• List price: $593,250
• Delta: -24.18%
• 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
3 Liberty Pl	0.07mi	5/3.0 (+1)	2,847 (0%)	1mo	$807,000	$283	91
23 Woodbine St	0.13mi	4/2.5	2,512 (-12%)	7mo	$730,000	$291	66
5 North St	0.09mi	5/2.5 (+1)	2,514 (-12%)	4mo	$762,000	$303	66
7 Wellsley Ln	0.46mi	5/3.0 (+1)	2,800 (-2%)	16mo	$700,000	$250	58
1 Rhode Island St	0.22mi	4/3.0	2,448 (-14%)	13mo	$715,000	$292	55
20 Chuck Ln	0.58mi	4/2.5	3,000 (+5%)	10mo	$785,000	$262	54
14 Ciliotta Ln	0.40mi	4/2.5	2,500 (-12%)	10mo	$889,000	$356	50
22 Wedgewood Dr	0.40mi	4/3.0	2,479 (-13%)	19mo	$550,000	$222	44
20 Oak Pl	0.70mi	4/3.0	2,424 (-15%)	1mo	$550,000	$227	42
4 Julie Ln	0.50mi	3/4.0 (-1)	2,423 (-15%)	4mo	$655,000	$270	40
5 Gerta Ct	0.70mi	4/2.5	2,424 (-15%)	11mo	$660,000	$272	32
321 Magnolia Dr	0.68mi	5/2.0 (+1)	2,465 (-13%)	15mo	$625,000	$254	24

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: -27.0%
• Equity multiple: 0.08×
• Total profit: $-153,538
• Equity at exit: $88,456

10-year hold

• IRR: -18.8%
• Equity multiple: -0.10×
• Total profit: $-182,350
• Equity at exit: $51,293

Cash invested: $166,110 (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 11727

• Rents YoY: 4.7%
• Active inventory: 232
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $4,757 high
• Mortgage (P&I): −$3,111
• Tax from tax record: −$1,436 /mo · $17,230/yr
• Insurance: −$247
• HOA: −$0
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $-1,036

Break-even live

Break-even rent $6,068

Max offer price $410,242

Occupancy floor —

Sensitivity live

Price	-10% $-700	-5% $-868	+0% $-1,036	+5% $-1,204	+10% $-1,372
Rent	-10% $-1,412	-5% $-1,224	+0% $-1,036	+5% $-848	+10% $-660
Rate	-1.0pp $-737	-0.5pp $-885	base $-1,036	+0.5pp $-1,190	+1.0pp $-1,346

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: $148,312
• Closing costs: $17,798
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wicket St Coram, NY	4.0	4.0	2398	$5,500	$2.29	2d	1	0.42mi
52 Huron St Port Jefferson Station, NY	3.0	2.0	2161	$4,350	$2.01	2d	1	0.72mi
11 Oak Pl Selden, NY	4.0	2.0	1976	$4,200	$2.13	22d	1	0.73mi
10 Todd Ct Port Jefferson Station, NY	4.0	2.5	2217	$4,500	$2.03	19d	1	1.28mi
25 Nostrand Ave Selden, NY	4.0	2.0	2055	$4,250	$2.07	2d	1	1.29mi
10 Janet St Port Jefferson Station, NY	5.0	2.5	3160	$5,500	$1.74	2d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $593,250 Active 50 DOM
2. 2026-06-17
   days on market $593,250 Active 49 DOM
3. 2026-06-16
   days on market $593,250 Active 48 DOM
4. 2026-06-15
   days on market $593,250 Active 47 DOM
5. 2026-06-13
   days on market $593,250 Active 45 DOM
6. 2026-06-09
   days on market $593,250 Active 41 DOM
7. 2026-06-08
   days on market $593,250 Active 40 DOM
8. 2026-06-07
   days on market $593,250 Active 39 DOM
9. 2026-06-04
   days on market $593,250 Active 36 DOM
10. 2026-06-03
    days on market $593,250 Active 35 DOM
11. 2026-06-02
    days on market $593,250 Active 34 DOM
12. 2026-06-01
    days on market $593,250 Active 33 DOM
13. 2026-05-31
    days on market $593,250 Active 32 DOM
14. 2026-04-28
    listed $593,250 Active 187-char remark
15. 2025-11-03
    status Pending
16. 2025-11-03
    historical
17. 2025-10-02
    listed $644,800 Active
18. 2002-08-19
    soldstatus $355,000
19. 2000-11-28
    soldstatus $1,462,500

ⓘ 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: $17,230 · $1,436/mo
• Projected year-2 tax: $17,230 · $1,436/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $57,085
• − Mortgage interest: −$33,231
• − Property taxes: −$17,230
• − Insurance: −$2,966
• − Repairs & maintenance: −$4,567
• − Management: −$4,567
• − Depreciation: −$17,258
• Taxable loss: −$22,734
• Est. tax savings @ 24.0%: +$5,456
• After-tax cash flow: $-6,975/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: 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 — 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 · 679,920 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: 994.0

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: 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%

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

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

-59.4% since first listed

6 events — show timeline

• 2026-04-28 Listed $593,250 OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-02 Listed $644,800 OneKey® MLS as Distributed by MLS Grid
• 2002-08-19 Sold (Public Records) $355,000 Public Records
• 2000-11-28 Sold (Public Records) $1,462,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $17,230 · +0.0% YoY. Source: county tax records.