109 Pointe Cir S #109 · Coram, NY 11727

$219,990

2 bd · 2.0 ba · 900 sqft · Condo · 46 Days on market

Built 1978 Good condition

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Co-Op featuring a private entrance for privacy and convenience. This well-maintained home includes all new appliances and offers a resort-style living experience. Primary Bedroom with Full Bath, 2nd Bedroom, Hall Bath, Kitchen with brand new appliances, and Large Living Room/Dining Area. Central Air Conditioning, and Natural Gas heat and cooking. Residents enjoy access to premium amenities including a clubhouse, sauna, fully equipped gym, basketball court, tennis courts, and both indoor and outdoor swimming pools. A beautiful new splash water park, BBQ area, and a large party room with a cozy fireplace make this community perfect for relaxation and entertaining. Pets friendly development allowing 1 dog and/or 2 cats. Also for Rent $3,000/mo

Key facts

• Premium amenities
• Clubhouse
• Sauna

Tags

• PRIVATE ENTRANCE
• NEW APPLIANCES
• RESORT-STYLE LIVING
• PREMIUM AMENITIES
• CLUBHOUSE
• SAUNA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 7.9% 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.
• Longwood Central School District (rural): math 61% / reading 55% proficiency, ranked #235 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 232 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $213,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-13,236
• Equity at exit: $32,801

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $28,935
• Equity at exit: $19,021

Cash invested: $61,597 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $290

Break-even live

Break-even rent $1,924

Max offer price $219,990

Occupancy floor 82%

Sensitivity live

Price	-10% $442	-5% $366	+0% $290	+5% $214	+10% $138
Rent	-10% $109	-5% $200	+0% $290	+5% $381	+10% $471
Rate	-1.0pp $401	-0.5pp $346	base $290	+0.5pp $233	+1.0pp $175

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Sierra Ct Unit 23 Coram, NY	1.0	1.0	600	$1,995	$3.33	44d	1	0.10mi
21 Sierra Ct Unit 21 Coram, NY	1.0	1.0	650	$1,895	$2.92	44d	1	0.10mi
10 Houston Ct #10 Coram, NY	1.0	1.0	650	$2,150	$3.31	22d	1	0.17mi
119 Sequoia Dr Coram, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.20mi
5 Laramie Ct Unit 5 Coram, NY	1.0	1.0	750	$2,150	$2.87	25d	1	0.24mi
11 Laramie Ct Unit 11 Coram, NY	1.0	1.0	750	$2,100	$2.80	18d	1	0.24mi
39 Fargo Ct Unit 39 Coram, NY	1.0	1.0	650	$2,000	$3.08	44d	1	0.26mi
1 Avalon Pines Dr Coram, NY	1.0–2.0	1.0–2.5	1131	$3,907	$3.45	1d	19	0.95mi
5 Whitney Ln Coram, NY	1.0	1.0	552	$1,900	$3.44	44d	1	1.00mi
100 Stonegate Way Middle Island, NY	1.0–3.0	1.0–2.0	1058	$3,196	$3.02	1d	4	1.26mi
1998 New York 112 Coram, NY	2.0	1.0	806	$2,760	$3.42	1d	4	1.40mi
1 Leesburg Ct Mount Sinai, NY	1.0	1.0	891	$1,800	$2.02	5d	1	1.45mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-03
   days on market $219,990 Active 46 DOM
2. 2026-06-02
   days on market $219,990 Active 45 DOM
3. 2026-06-01
   days on market $219,990 Active 44 DOM
4. 2026-05-31
   days on market $219,990 Active 43 DOM
5. 2026-05-15
   listed $3,000
6. 2026-04-17
   listed $219,990 Active 759-char remark

   Show marketing remark (759 chars)

   Spacious Co-Op featuring a private entrance for privacy and convenience. This well-maintained home includes all new appliances and offers a resort-style living experience. Primary Bedroom with Full Bath, 2nd Bedroom, Hall Bath, Kitchen with brand new appliances, and Large Living Room/Dining Area. Central Air Conditioning, and Natural Gas heat and cooking. Residents enjoy access to premium amenities including a clubhouse, sauna, fully equipped gym, basketball court, tennis courts, and both indoor and outdoor swimming pools. A beautiful new splash water park, BBQ area, and a large party room with a cozy fireplace make this community perfect for relaxation and entertaining. Pets friendly development allowing 1 dog and/or 2 cats. Also for Rent $3,000/mo

ⓘ 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 5/10 Major 7 d/yr ≥93°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: $27,502
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$6,400
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $3,488/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is in good condition with modern amenities and a great location. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Longwood Central School District
• NCES district ID: 3619230
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $72,748
• Composite: 51.63/100
• National rank: #1703
• State rank: #235 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

-98.6% since first listed

2 events — show timeline

• 2026-05-15 Listed for Rent $3,000 ONEKEY
• 2026-04-17 Listed $219,990 OneKey® MLS as Distributed by MLS Grid