655 Middle Country Unit 6A2 · Coram, NY 11727

$209,900

1 bd · 1.0 ba · 750 sqft · Condo · 15 Days on market

Built 1976

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

Key facts

• Community pool
• Built 1976
• Listed 15 days

Property features AI

Finance

• Other: Community features: clubhouse, pool, tennis courts
• HOA & community: Has association (Fairfield Properties); Association amenities include clubhouse, pool, tennis courts, basketball court, parking, grounds maintenance, snow removal; Association fees paid monthly and cover common area maintenance, exterior maintenance, grounds care, pool service, snow removal, trash, water

Exterior

• Parking: Common parking lot
• Utilities: Electricity connected (PSEG); Public sewer; Water connected; Sewer connected
• Home design: Stock cooperative; Two total stories; Entry level: 2
• Construction: Brick and frame construction
• Exterior features: Covered patio/terrace; Patio; Terrace; Community outdoor in-ground pool; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 4 (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Entrance foyer; Formal dining area; Open floor plan; Recessed lighting; Smart thermostat; Storage; Walk-in closet(s)
• Laundry & utility: In-unit washer and dryer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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+, 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $109k; list at $210k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,751 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $14,836
• Equity at exit: $31,297

10-year hold

• IRR: 17.2%
• Equity multiple: 2.52×
• Total profit: $89,563
• Equity at exit: $18,148

Cash invested: $58,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $694

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 69%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Aycock Pl Unit 0105B Coram, NY	2.0	1.0	907	$2,915	$3.21	1d	1	0.34mi
104 Aycock Pl Unit 0104B Coram, NY	2.0	1.0	907	$2,915	$3.21	1d	1	0.35mi
902 Ipswich Pl Unit 902B Coram, NY	2.0	1.0	907	$2,915	$3.21	43d	1	0.49mi
1004 Joyner Pl Unit 1004B Coram, NY	2.0	1.0	907	$2,915	$3.21	1d	1	0.52mi
1002 Joyner Pl Unit 1002A Coram, NY	2.0	1.0	907	$2,840	$3.13	43d	1	0.52mi
1005 Joyner Pl Unit 1005B Coram, NY	2.0	1.0	907	$2,915	$3.21	1d	1	0.52mi
1104 Kingsley Pl Unit 1104B Coram, NY	2.0	1.0	907	$2,915	$3.21	2d	1	0.55mi
404 Dunstan Pl Unit 404B Coram, NY	2.0	1.0	907	$2,915	$3.21	43d	1	0.56mi
405 Dunstan Pl Unit 405B Coram, NY	2.0	1.0	907	$2,915	$3.21	43d	1	0.56mi
1202 Longwood Pl Unit 1202B Coram, NY	1.0	1.0	881	$2,350	$2.67	43d	1	0.60mi
313 Charles Pond Dr Unit 313 Coram, NY	1.0	1.0	760	$2,550	$3.36	43d	1	0.79mi
1 Charles Pond Dr Coram, NY	1.0–2.0	1.0–2.0	1061	$2,500	$2.36	1d	1	0.83mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,388	$2.96	1d	4	0.84mi
389 Clubhouse Ct Unit 457 Coram, NY	2.0	2.0	1065	$3,150	$2.96	22d	1	0.90mi
100 Villa D'Est Dr Coram, NY	1.0–2.0	1.0	891	$2,405	$2.70	43d	1	1.07mi
1 Villa D'Est Dr Unit D-04 Coram, NY	2.0	1.0	812	$2,695	$3.32	24d	1	1.07mi
1 Villa D'Est Dr Unit D-02 Coram, NY	2.0	1.0	812	$2,695	$3.32	44d	1	1.07mi
1 Villa D'Est Dr Unit B-06 Coram, NY	1.0	1.0	650	$2,350	$3.62	43d	1	1.07mi
55 Cedarhurst Ave Unit 57 Selden, NY	2.0	1.0	975	$2,750	$2.82	18d	1	1.07mi
2204 Vista View Dr Unit 2204 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	43d	1	1.18mi
2002 Vista View Dr Unit 2002 Farmingville, NY	2.0	2.0	1021	$2,805	$2.75	43d	1	1.22mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1131	$2,919	$2.58	1d	19	1.32mi
204 Vista View Dr Unit 204 Farmingville, NY	2.0	2.0	1021	$2,835	$2.78	43d	1	1.50mi

HOA detail condo

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

Listing history 14 events

1. 2026-05-12
   status Pending
2. 2026-04-02
   listed $209,900 Active
3. 2019-05-01
   soldstatus $109,000 Closed 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

4. 2019-01-25
   status Under Contract 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

5. 2018-12-18
   price $109,000 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

6. 2018-12-18
   status Back On Market 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

7. 2018-11-02
   status Under Contract 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

8. 2018-09-11
   listed $99,500 New 454-char remark

   Show marketing remark (454 chars)

   Deal Died Back On The Market!! Beautifully Updated Second Floor One Bedroom Unit With New Kitchen Cabinets And Stainless Steel Appliances, Tiled Bathroom And Beautiful Outside Terrace. Perfect For The First Time Home Buyer Or Downsizing!! Maintenance Fees Include Taxes, Water, Heat, Grounds, Cars, Sewer, Garbage And Snow Removal. Maintenance Fees With Star Are Around $840, Additional information: ExterioFeatures:Tennis,Interior Features:Combo Kitchen

9. 2017-11-10
   historical
10. 2017-09-27
    listed $89,900 New
11. 2016-05-23
    soldstatus $72,000
12. 2015-05-31
    listed $74,900
13. 2001-05-18
    historical
14. 2001-04-18
    listed $69,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $32,575
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$6,106
• Taxable income: $5,301
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $7,055/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

+200.3% since first listed

14 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Listed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2019-05-01 Sold (MLS) $109,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-18 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-11-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-11 Listed $99,500 OneKey® MLS as Distributed by MLS Grid
• 2017-11-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-09-27 Listed $89,900 OneKey® MLS as Distributed by MLS Grid
• 2016-05-23 Sold (MLS) $72,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-31 Listed $74,900 OneKey® MLS as Distributed by MLS Grid
• 2001-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2001-04-18 Listed $69,900 OneKey® MLS as Distributed by MLS Grid