10 Aspen Court #10 · Coram, NY 11727

$219,999

2 bd · 1.0 ba · 842 sqft · Condo · 35 Days on market

Built 1978 $261/sqft · 42% below area Est $378k · 42% under

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Schools +6.2/10.0
• 1% rule +6.1/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated Executive Model upper-level end unit located in the highly desirable North Isle Village community. Larger than the standard Deluxe model, this spacious and sun-filled co-op offers an exceptional combination of comfort, functionality, and community amenities, along with a rare opportunity to own on Long Island at an attractive price point. Featuring 2 bedrooms and 1 full bath, the oversized primary bedroom includes a spacious built-in walk-in closet, while the second bedroom offers flexibility for a variety of uses and features a generously sized closet. The end-unit location provides additional privacy and abundant natural light throughout. The spacious o

Key facts

• End unit location
• Fitness center
• Granite countertops

Tags

• END UNIT LOCATION
• BUILT-IN WALK-IN CLOSET
• GRANITE COUNTERTOPS
• NEW HVAC SYSTEM
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, playground, pool, sauna, maintenance (grounds and exterior), snow removal, trash service; Association fee covers air conditioning, common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, pool service, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking
• Utilities: Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected (shared sewer); Trash collection (private); Water connected
• Home design: Stock cooperative
• Construction: Brick and frame construction
• Exterior features: Brick and frame construction; Not waterfront

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Galley-type kitchen; Granite counters; Walk-in closet(s); Pets allowed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Coram — 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 (#646 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B; Watch: amenities F, commute F, cost of living F.
• Brookhaven-Comsewogue Union Free School District (suburban): math 62% / reading 76% proficiency, ranked #123 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

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 $213,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $377,870
• List price: $219,999
• Delta: -41.78%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-5,429
• Equity at exit: $32,803

10-year hold

• IRR: 9.1%
• Equity multiple: 1.76×
• Total profit: $46,549
• Equity at exit: $19,021

Cash invested: $61,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $409

Break-even live

Break-even rent $1,925

Max offer price $219,999

Occupancy floor 78%

Sensitivity live

Price	-10% $561	-5% $485	+0% $409	+5% $333	+10% $257
Rent	-10% $216	-5% $312	+0% $409	+5% $505	+10% $602
Rate	-1.0pp $520	-0.5pp $465	base $409	+0.5pp $352	+1.0pp $294

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	5d	1	0.90mi
100 Woodcrest Dr Port Jefferson Station, NY	1.0	1.0	830	$1,558	$1.88	4d	1	1.07mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	18d	1	1.17mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	25d	1	1.18mi
1215 Myrtle St Mt Sinai, NY	1.0–2.0	1.0–2.0	1025	$4,100	$4.00	2d	10	1.20mi
588 Bicycle Path Port Jefferson Station, NY	1.0–2.0	1.0–2.5	1389	$4,311	$3.10	2d	5	1.20mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	22d	1	1.32mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	44d	1	1.35mi
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	44d	1	1.36mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.40mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	44d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $219,999 Active 35 DOM
2. 2026-06-17
   days on market $219,999 Active 34 DOM
3. 2026-06-16
   days on market $219,999 Active 33 DOM
4. 2026-06-15
   days on market $219,999 Active 32 DOM
5. 2026-06-13
   days on market $219,999 Active 30 DOM
6. 2026-06-09
   days on market $219,999 Active 26 DOM
7. 2026-06-08
   days on market $219,999 Active 25 DOM
8. 2026-06-07
   days on market $219,999 Active 24 DOM
9. 2026-06-04
   days on market $219,999 Active 21 DOM
10. 2026-06-03
    days on market $219,999 Active 20 DOM
11. 2026-06-02
    days on market $219,999 Active 19 DOM
12. 2026-06-01
    days on market $219,999 Active 18 DOM
13. 2026-05-31
    days on market $219,999 Active 17 DOM
14. 2026-05-14
    listed $219,999 Active 1707-char remark

ⓘ 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 ≥95°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: $29,304
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$6,400
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $4,548/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: Brookhaven-Comsewogue Union Free School District
• NCES district ID: 3615780
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 76% ▲ 9.00%
• Median HH income: $84,654
• Composite: 61.8/100
• National rank: #733
• State rank: #123 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

1 event — show timeline

• 2026-05-14 Listed $219,999 OneKey® MLS as Distributed by MLS Grid