10 Smithtown Blvd Unit 6A · Nesconset, NY 11787

$374,999

1 bd · 1.0 ba · 820 sqft · Condo · 79 Days on market

Built 1970 ↓ 7% since listing

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Why this score? — see what drove the F 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
• Schools +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Cash flow +1.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION, BACK ON MARKET! Welcome to 10 Smithtown Boulevard, Unit 6A, a beautifully redesigned main-level residence offering elevated co-op living in the highly sought-after Smithtown School District. Completely transformed with modern finishes and thoughtful design, this home combines the comfort of a high-end residence with the value of co-op ownership. Sunlit interiors, seamless flow, and quality craftsmanship create a space that feels both sophisticated and inviting. A Rare and Highly Valuable Feature of this home is the fully enclosed and secure 300-square-foot private storage space located directly beneath the unit, offering exceptional convenience and flexibility rarely found

Key facts

• Designer kitchen
• Private patio
• Spa inspired bath

Tags

• MASTERFULLY REDESIGNED
• DESIGNER KITCHEN
• SPA INSPIRED BATH
• DEDICATED FLEX SPACE
• PRIVATE PATIO
• PRIVATE SECURE STORAGE ROOM

🏢 Co-op / cooperative unit. The $374,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (26.9% below list).
• Recommended offer: $274k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#180 in NY, #2,780 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Smithtown Central School District (suburban): math 71% / reading 70% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Great Hollow Middle School (math 57% / reading 74%, grade A-, #119 of 729 statewide, top 16%, 828 students, 11% FRL); Smithtown High School-West (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,270 students, 13% FRL).
• Market conditions: 172 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k 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 79 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,029 (26.9% 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 79 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.73% ✗
• Cap rate: 1.45%
• Cash-on-cash: -17.29%
• DSCR: 0.23
• GRM: 11.4

CMA / ARV

• ARV (median comp): $503,029
• List price: $374,999
• Delta: -25.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -50.2%
• Equity multiple: -0.49×
• Total profit: $-156,402
• Equity at exit: $55,914

10-year hold

• IRR: -97.0%
• Equity multiple: -1.45×
• Total profit: $-257,372
• Equity at exit: $32,423

Cash invested: $105,000 (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 11787

• Active inventory: 172
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA est. from 1 same-building comp: −$1,086
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-1,513

Break-even live

Break-even rent $4,655

Max offer price $156,108

Occupancy floor —

Sensitivity live

Price	-10% $-1,254	-5% $-1,383	+0% $-1,513	+5% $-1,642	+10% $-1,772
Rent	-10% $-1,729	-5% $-1,621	+0% $-1,513	+5% $-1,404	+10% $-1,296
Rate	-1.0pp $-1,324	-0.5pp $-1,417	base $-1,513	+0.5pp $-1,610	+1.0pp $-1,709

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Smithtown Blvd Unit 14A Nesconset, NY	1.0	1.0	800	$2,730	$3.41	21d	1	0.31mi
116 Smithtown Blvd Apt 10A Nesconset, NY	1.0	1.0	800	$2,680	$3.35	45d	1	0.32mi
116 Smithtown Blvd Unit 19A Nesconset, NY	1.0	1.0	800	$2,730	$3.41	26d	1	0.32mi
116 Smithtown Blvd Apt 8B Nesconset, NY	1.0	1.0	800	$2,730	$3.41	45d	1	0.34mi
313 Avalon Cir Smithtown, NY	1.0–3.0	1.0–2.0	1146	$3,215	$2.81	0d	1	0.67mi
835 Nesconset Hwy Nesconset, NY	1.0–2.0	1.0	682	$2,340	$3.43	0d	7	1.49mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-21
   days on market $374,999 Active 79 DOM
2. 2026-06-18
   days on market $374,999 Active 76 DOM
3. 2026-06-17
   days on market $374,999 Active 75 DOM
4. 2026-06-16
   days on market $374,999 Active 74 DOM
5. 2026-06-15
   days on market $374,999 Active 73 DOM
6. 2026-06-13
   days on market $374,999 Active 71 DOM
7. 2026-06-13
   days on market $374,999 Active 70 DOM
8. 2026-06-09
   days on market $374,999 Active 67 DOM
9. 2026-06-08
   days on market $374,999 Active 66 DOM
10. 2026-06-07
    days on market $374,999 Active 65 DOM
11. 2026-06-04
    days on market $374,999 Active 62 DOM
12. 2026-06-03
    days on market $374,999 Active 61 DOM
13. 2026-06-02
    days on market $374,999 Active 60 DOM
14. 2026-06-01
    days on market $374,999 Active 59 DOM
15. 2026-05-31
    days on market $374,999 Active 58 DOM
16. 2026-04-22
    price $389,999
17. 2026-03-30
    price $399,999
18. 2026-03-26
    price $409,999
19. 2026-03-11
    listed $419,999 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $32,883
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − HOA: −$13,032
• − Depreciation: −$10,909
• Taxable loss: −$24,825
• Est. tax savings @ 24.0%: +$5,958
• After-tax cash flow: $-12,195/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: Smithtown Central School District
• NCES district ID: 3627060
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 70% ▼ -1.00%
• Median HH income: $110,009
• Composite: 65.53/100
• National rank: #473
• State rank: #86 of 590 in NY

Livability — Nesconset

• Score: 78/100
• State rank: #180
• US rank: #2780

Category grades

Amenities F Commute B+ 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: Nesconset, NY
• City population: 14,495
• Population (ZIP): 34,656

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Chinese 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: ▼ -670.62%
• Current HPI: 301.0617
• 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

-7.1% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $389,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $409,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $419,999 OneKey® MLS as Distributed by MLS Grid