37 Center Ln · Salem, NY 12865

$65,000

5 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 153 Days on market

Built 1900 3.91 ac lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

Key facts

• Scenic rural land
• Open space
• Wide-open views

Tags

• SCENIC RURAL LAND
• OPEN SPACE
• EXPANSIVE COUNTRY VIEWS
• PEACEFUL POND
• WIDE-OPEN VIEWS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#299 in NY, #4,826 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, amenities F, commute F.
• Salem Central School District (rural): math 42% / reading 48% proficiency, ranked #457 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 311 students, 52% FRL); Salem High School (math 57% / reading 52%, grade C-, #912 of 1,100 statewide, top 85%, 247 students, 55% FRL).
• Market conditions: 34 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1900 — 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. 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. 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?
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: 2.26% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.91%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 5.44×
• Total profit: $80,737
• Equity at exit: $58,557

10-year hold

• IRR: 54.5%
• Equity multiple: 12.11×
• Total profit: $202,166
• Equity at exit: $126,281

Cash invested: $18,200 (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 12865

• Home prices YoY: 26.0%
• Active inventory: 34
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $711

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 47%

Sensitivity live

Price	-10% $756	-5% $734	+0% $711	+5% $689	+10% $667
Rent	-10% $595	-5% $653	+0% $711	+5% $770	+10% $828
Rate	-1.0pp $744	-0.5pp $728	base $711	+0.5pp $695	+1.0pp $677

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $65,000 Pending 153 DOM
2. 2026-06-09
   days on market $65,000 Active 151 DOM
3. 2026-06-08
   days on market $65,000 Active 150 DOM
4. 2026-06-07
   days on market $65,000 Active 149 DOM
5. 2026-06-07
   days on market $65,000 Active 148 DOM
6. 2026-06-04
   days on market $65,000 Active 145 DOM
7. 2026-06-02
   days on market $65,000 Active 144 DOM
8. 2026-06-01
   days on market $65,000 Active 143 DOM
9. 2026-05-31
   days on market $65,000 Active 142 DOM
10. 2026-05-01
    status Active 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

11. 2026-05-01
    price $65,000 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

12. 2026-04-20
    historical 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

13. 2026-03-27
    price $75,000 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

14. 2026-02-22
    price $85,000 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

15. 2026-01-24
    price $90,000 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

16. 2025-12-26
    listed $95,000 Active 1973-char remark

    Show marketing remark (1973 chars)

    Bring your vision to this peaceful country retreat set on just under 4 acres. Surrounded by open space and expansive country views, this 4-bedroom, 1-bath home offers opportunity to create something special in a beautiful setting. Home is in need of repairs and updating, making it an ideal option for buyers seeking a renovation project, investor opportunity, With four bedrooms, there's ample space for family, guests, or flexible use once restored. Nearly 4 acres of land provide room to roam, garden, or simply enjoy the wide-open views. A peaceful pond adds charm and character, creating a perfect backdrop for relaxing afternoons, wildlife watching, or future outdoor enhancements. If you're looking for a property with land, views, and potential in a desirable rural setting, this is a chance you won't want to miss. Bring your ideas, tools, and imagination--and unlock the full potential of this country property. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus sales tax, where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. - A viewing release must be signed and returned to our office before showing this property. Buyers Agent is responsible for $200 Pyramid Tech Fee (plus sales tax, where applicable) All offers from interested buyers must be entered online at www.auction.com

17. 2015-08-10
    historical
18. 2014-06-16
    listed $39,900

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,630
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$1,891
• Taxable income: $7,978
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,623/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: Salem Central School District
• NCES district ID: 3625470
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $51,059
• Composite: 38.72/100
• National rank: #4133
• State rank: #457 of 590 in NY

Livability — Salem

• Score: 74/100
• State rank: #299
• US rank: #4826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,353

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 3% Spanish 2% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.18%
• Current HPI: 368.9719
• 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

+62.9% since first listed

9 events — show timeline

• 2026-05-01 Relisted — Global MLS
• 2026-05-01 Price Changed $65,000 Global MLS
• 2026-04-20 Listing Removed — Global MLS
• 2026-03-27 Price Changed $75,000 Global MLS
• 2026-02-22 Price Changed $85,000 Global MLS
• 2026-01-24 Price Changed $90,000 Global MLS
• 2025-12-26 Listed $95,000 Global MLS
• 2015-08-10 Listing Removed — Global MLS
• 2014-06-16 Listed $39,900 Global MLS

Property tax history

+5.2%/yr

Latest (2025): $4,425 · +10.6% YoY. Source: county tax records.