13 Smith St · Chateaugay, NY 12923

$145,000

4 bd · 1.0 ba · 1,509 sqft · SingleFamily public records · 128 Days on market

Built 1888 8,712 sqft lot $96/sqft · 512% above area

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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 +19.0/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A beautifully updated home offering comfort, style, and small-town charm. This move-in-ready property features a thoughtfully remodeled interior with modern finishes while maintaining its cozy appeal. Recent updates include refreshed flooring, updated kitchen and bath, and a bright, inviting layout that makes everyday living easy. Enjoy spacious living areas filled with natural light, well-proportioned bedrooms, and a functional floor plan perfect for both relaxing and entertaining. Outside, the manageable yard provides space to unwind, garden, or host summer gatherings. Conveniently located near local amenities while still offering a quiet neighborhood setting, this home is an excellent opportunity for first-time buyers, those looking to downsize, or anyone seeking a turnkey property in the North Country. Don't miss your chance to own this updated Churubusco home and schedule your showing today!

Key facts

• Remodeled interior
• Updated bath
• Bright layout

Tags

• UPDATED HOME
• REMODELED INTERIOR
• UPDATED KITCHEN
• UPDATED BATH
• BRIGHT LAYOUT
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $137k (5.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#694 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Northern Adirondack Central School District (rural): math 47% / reading 49% proficiency, ranked #430 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (9.2% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $23,689
• List price: $145,000
• Delta: 512.09%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Smith St	0.02mi	4/—	1,376 (-9%)	15mo	$22,000	$16	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.98×
• Total profit: $80,441
• Equity at exit: $121,929

10-year hold

• IRR: 22.9%
• Equity multiple: 6.60×
• Total profit: $227,459
• Equity at exit: $254,206

Cash invested: $40,600 (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 12923

• Home prices YoY: 3.0%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $152

Break-even live

Break-even rent $1,173

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $234	-5% $193	+0% $152	+5% $111	+10% $70
Rent	-10% $44	-5% $98	+0% $152	+5% $206	+10% $260
Rate	-1.0pp $225	-0.5pp $189	base $152	+0.5pp $114	+1.0pp $76

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $145,000 Active 128 DOM
2. 2026-06-18
   days on market $145,000 Active 126 DOM
3. 2026-06-17
   days on market $145,000 Active 125 DOM
4. 2026-06-16
   days on market $145,000 Active 124 DOM
5. 2026-06-15
   days on market $145,000 Active 123 DOM
6. 2026-06-13
   days on market $145,000 Active 121 DOM
7. 2026-06-12
   days on market $145,000 Active 120 DOM
8. 2026-06-09
   days on market $145,000 Active 117 DOM
9. 2026-06-08
   days on market $145,000 Active 116 DOM
10. 2026-06-07
    days on market $145,000 Active 115 DOM
11. 2026-06-07
    days on market $145,000 Active 114 DOM
12. 2026-06-04
    days on market $145,000 Active 111 DOM
13. 2026-06-02
    days on market $145,000 Active 110 DOM
14. 2026-06-01
    days on market $145,000 Active 109 DOM
15. 2026-05-31
    days on market $145,000 Active 108 DOM
16. 2026-04-14
    price $145,000 909-char remark

    Show marketing remark (909 chars)

    A beautifully updated home offering comfort, style, and small-town charm. This move-in-ready property features a thoughtfully remodeled interior with modern finishes while maintaining its cozy appeal. Recent updates include refreshed flooring, updated kitchen and bath, and a bright, inviting layout that makes everyday living easy. Enjoy spacious living areas filled with natural light, well-proportioned bedrooms, and a functional floor plan perfect for both relaxing and entertaining. Outside, the manageable yard provides space to unwind, garden, or host summer gatherings. Conveniently located near local amenities while still offering a quiet neighborhood setting, this home is an excellent opportunity for first-time buyers, those looking to downsize, or anyone seeking a turnkey property in the North Country. Don't miss your chance to own this updated Churubusco home and schedule your showing today!

17. 2026-03-16
    status Active 909-char remark

    Show marketing remark (909 chars)

    A beautifully updated home offering comfort, style, and small-town charm. This move-in-ready property features a thoughtfully remodeled interior with modern finishes while maintaining its cozy appeal. Recent updates include refreshed flooring, updated kitchen and bath, and a bright, inviting layout that makes everyday living easy. Enjoy spacious living areas filled with natural light, well-proportioned bedrooms, and a functional floor plan perfect for both relaxing and entertaining. Outside, the manageable yard provides space to unwind, garden, or host summer gatherings. Conveniently located near local amenities while still offering a quiet neighborhood setting, this home is an excellent opportunity for first-time buyers, those looking to downsize, or anyone seeking a turnkey property in the North Country. Don't miss your chance to own this updated Churubusco home and schedule your showing today!

18. 2026-03-13
    status Pending 909-char remark

    Show marketing remark (909 chars)

    A beautifully updated home offering comfort, style, and small-town charm. This move-in-ready property features a thoughtfully remodeled interior with modern finishes while maintaining its cozy appeal. Recent updates include refreshed flooring, updated kitchen and bath, and a bright, inviting layout that makes everyday living easy. Enjoy spacious living areas filled with natural light, well-proportioned bedrooms, and a functional floor plan perfect for both relaxing and entertaining. Outside, the manageable yard provides space to unwind, garden, or host summer gatherings. Conveniently located near local amenities while still offering a quiet neighborhood setting, this home is an excellent opportunity for first-time buyers, those looking to downsize, or anyone seeking a turnkey property in the North Country. Don't miss your chance to own this updated Churubusco home and schedule your showing today!

19. 2026-02-09
    listed $150,000 Active 909-char remark

    Show marketing remark (909 chars)

    A beautifully updated home offering comfort, style, and small-town charm. This move-in-ready property features a thoughtfully remodeled interior with modern finishes while maintaining its cozy appeal. Recent updates include refreshed flooring, updated kitchen and bath, and a bright, inviting layout that makes everyday living easy. Enjoy spacious living areas filled with natural light, well-proportioned bedrooms, and a functional floor plan perfect for both relaxing and entertaining. Outside, the manageable yard provides space to unwind, garden, or host summer gatherings. Conveniently located near local amenities while still offering a quiet neighborhood setting, this home is an excellent opportunity for first-time buyers, those looking to downsize, or anyone seeking a turnkey property in the North Country. Don't miss your chance to own this updated Churubusco home and schedule your showing today!

20. 2018-06-29
    soldstatus $55,000
21. 2015-02-27
    soldstatus $65,957
22. 1996-05-01
    soldstatus $37,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,268 · $106/mo
• Projected year-2 tax: $1,859 · $155/mo
• Expected delta: +$591/yr (+$49/mo · 46.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,380
• − Mortgage interest: −$8,122
• − Property taxes: −$1,268
• − Insurance: −$725
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,218
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,960/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: Northern Adirondack Central School District
• NCES district ID: 3621260
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $44,656
• Composite: 40.62/100
• National rank: #3689
• State rank: #430 of 590 in NY

Livability — Chateaugay

• Score: 65/100
• State rank: #694
• US rank: #13108

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 463

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 15% Romanian 1% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.17%
• Current HPI: 315.6093
• 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

+286.7% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $145,000 ACVMLS
• 2026-03-16 Relisted — ACVMLS
• 2026-03-13 Pending — ACVMLS
• 2026-02-09 Listed $150,000 ACVMLS
• 2018-06-29 Sold (Public Records) $55,000 Public Records
• 2015-02-27 Sold (Public Records) $65,957 Public Records
• 1996-05-01 Sold (Public Records) $37,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,268 · -1.9% YoY. Source: county tax records.