319 Mcclure Rd · Salisbury Center, NY 13454

$98,000

2 bd · 1.0 ba · 828 sqft · SingleFamily · 67 Days on market

Built 1957 Fair condition 1.00 ac lot $118/sqft · 67% below area

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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).

• Cash flow +14.4/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy peace and privacy on this tranquil 2-acre (2 Lots) lot bordering the Adirondack Park with boundless outdoor activities. Perfect for year-round living or a cozy seasonal escape, this property offers direct access to snowmobile trails and nearby mountain biking trails, close state land, and picturesque fishing streams. The spacious camp features beautiful tongue-and-groove accents, wide pine floors, an open kitchen with island, a dining area, a generous living room, 200-amp electrical service, reliable PEX plumbing, and newer windows. Upstairs you'll find two comfortable bedrooms. An enclosed front porch invites you to relax and take in the scenery for three seasons, while ample shed space provides storage for all your recreational gear. A rare opportunity for outdoor enthusiasts!

Key facts

• Close state land
• Wide pine floors
• 2 acre lot

Tags

• 2 ACRE LOT
• NEARBY MOUNTAIN BIKING TRAILS
• CLOSE STATE LAND
• PICTURESQUE FISHING STREAMS
• TONGUE-AND-GROOVE ACCENTS
• WIDE PINE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $20 ($238/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (10.0% below list).
• Recommended offer: $88k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dolgeville Central School District (rural): math 30% / reading 47% proficiency, ranked #541 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($678 loan paydown + $8k appreciation (7.9% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,235 (10.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $296,742
• List price: $98,000
• Delta: -66.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.49×
• Total profit: $41,007
• Equity at exit: $73,775

10-year hold

• IRR: 19.0%
• Equity multiple: 5.30×
• Total profit: $118,047
• Equity at exit: $145,800

Cash invested: $27,440 (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 13454

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $20

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 93%

Sensitivity live

Price	-10% $88	-5% $54	+0% $20	+5% $-14	+10% $-48
Rent	-10% $-50	-5% $-15	+0% $20	+5% $55	+10% $90
Rate	-1.0pp $69	-0.5pp $45	base $20	+0.5pp $-6	+1.0pp $-31

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $98,000 Active 67 DOM
2. 2026-06-18
   days on market $98,000 Active 65 DOM
3. 2026-06-17
   days on market $98,000 Active 64 DOM
4. 2026-06-16
   days on market $98,000 Active 63 DOM
5. 2026-06-15
   days on market $98,000 Active 62 DOM
6. 2026-06-13
   days on market $98,000 Active 60 DOM
7. 2026-06-12
   days on market $98,000 Active 59 DOM
8. 2026-06-09
   days on market $98,000 Active 56 DOM
9. 2026-06-08
   days on market $98,000 Active 55 DOM
10. 2026-06-07
    days on market $98,000 Active 54 DOM
11. 2026-06-07
    days on market $98,000 Active 53 DOM
12. 2026-06-04
    days on market $98,000 Active 50 DOM
13. 2026-06-02
    days on market $98,000 Active 49 DOM
14. 2026-06-01
    days on market $98,000 Active 48 DOM
15. 2026-05-31
    days on market $98,000 Active 47 DOM
16. 2026-04-14
    listed $101,900 Active 795-char remark

    Show marketing remark (795 chars)

    Enjoy peace and privacy on this tranquil 2-acre (2 Lots) lot bordering the Adirondack Park with boundless outdoor activities. Perfect for year-round living or a cozy seasonal escape, this property offers direct access to snowmobile trails and nearby mountain biking trails, close state land, and picturesque fishing streams. The spacious camp features beautiful tongue-and-groove accents, wide pine floors, an open kitchen with island, a dining area, a generous living room, 200-amp electrical service, reliable PEX plumbing, and newer windows. Upstairs you'll find two comfortable bedrooms. An enclosed front porch invites you to relax and take in the scenery for three seasons, while ample shed space provides storage for all your recreational gear. A rare opportunity for outdoor enthusiasts!

17. 2026-01-23
    historical
18. 2025-11-03
    status Active
19. 2025-10-11
    status Pending
20. 2025-09-03
    price $93,900
21. 2025-08-18
    price $97,900
22. 2025-07-29
    listed $49,000 Active
23. 2024-11-20
    historical
24. 2024-05-20
    listed $99,900 Active
25. 2022-11-18
    historical
26. 2022-07-25
    price $89,900
27. 2022-07-07
    price $94,000
28. 2022-05-18
    listed $100,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,588
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,851
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $575/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 · 1 photo

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, particularly in the kitchen and exterior, but presents a good opportunity for renovation with high-ROI updates.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear.
• Major Bathroom fixtures — Outdated and in need of replacement.
• Major Exterior siding — Peeling and in need of repainting.
• Major Flooring — Worn and may need replacement.
• Major Interior walls — Stained and in need of repainting.
• Major Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting and updating the kitchen and bathroom — Improves the home's appearance and functionality, attracting more buyers/renters.
• Both Landscaping and exterior maintenance — Enhances curb appeal and makes the property more inviting for potential buyers/renters.
• Both Replacing worn flooring and cabinets — Improves the home's functionality and aesthetic, increasing its value for resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear.	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
Flooring · Worn and may need replacement.	Major	$15,000–50,000
Interior walls · Stained and in need of repainting.	Major	$15,000–50,000
Landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathroom — Improves the home's appearance and functionality, attracting more buyers/renters. ↑
• Both Landscaping and exterior maintenance — Enhances curb appeal and makes the property more inviting for potential buyers/renters. ↑
• Both Replacing worn flooring and cabinets — Improves the home's functionality and aesthetic, increasing its value for resale and rental. ↑

ⓘ 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: Dolgeville Central School District
• NCES district ID: 3600001
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $42,460
• Composite: 32.46/100
• National rank: #5715
• State rank: #541 of 590 in NY

Livability — Salisbury Center

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 754

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 31% Iranian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 410.2061
• 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

+1.9% since first listed

13 events — show timeline

• 2026-04-14 Listed $101,900 CNYIS
• 2026-01-23 Listing Removed — CNYIS
• 2025-11-03 Relisted — CNYIS
• 2025-10-11 Pending — CNYIS
• 2025-09-03 Price Changed $93,900 CNYIS
• 2025-08-18 Price Changed $97,900 CNYIS
• 2025-07-29 Listed $49,000 CNYIS
• 2024-11-20 Listing Removed — CNYIS
• 2024-05-20 Listed $99,900 CNYIS
• 2022-11-18 Listing Removed — CNYIS
• 2022-07-25 Price Changed $89,900 CNYIS
• 2022-07-07 Price Changed $94,000 CNYIS
• 2022-05-18 Listed $100,000 CNYIS