31 Center St · Fort Plain, NY 13339

$5,000

3 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 23 Days on market

Built 1890 3,049 sqft lot

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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 +15.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision to life at 31 Center Street in Fort Plain. This property presents a unique opportunity for investors, builders, or buyers looking to create a custom home from the ground up. Previously affected by a fire, the structure can be removed and the town has approved the new owner to rebuild on the current foundation.

Key facts

• Approved to rebuild
• Custom home
• Current foundation

Tags

• CUSTOM HOME
• APPROVED TO REBUILD
• CURRENT FOUNDATION

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$127,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $5k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#374 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, commute F, employment F.
• Fort Plain Central School District (rural): math 43% / reading 57% proficiency, ranked #401 of 590 in NY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $297 of equity ($35 loan paydown + $262 appreciation (5.2% local appreciation)).
• Montgomery County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,925 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 24.18% ✓
• Cap rate: 227.24%
• Cash-on-cash: 789.10%
• DSCR: 36.11
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $127,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Center St	0.00mi	3/2.0	1,960 (0%)	1mo	$3,000	$2	99
21 Willett St	0.13mi	3/1.5	2,130 (+9%)	9mo	$155,000	$73	70
64 Waddell Ave	0.33mi	4/1.0 (+1)	1,986 (+1%)	6mo	$25,000	$13	69
8 River St	0.55mi	3/1.5	1,864 (-5%)	12mo	$175,000	$94	54
9 Lincoln St	0.22mi	3/1.0	1,696 (-14%)	12mo	$110,000	$65	54

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

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 41.26×
• Total profit: $56,370
• Equity at exit: $2,906

10-year hold

• IRR: —
• Equity multiple: 88.74×
• Total profit: $122,842
• Equity at exit: $5,076

Cash invested: $1,400 (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 13339

• Home prices YoY: 1.7%
• Active inventory: 45
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $865

Break-even live

Break-even rent $114

Max offer price $5,000

Occupancy floor 23%

Sensitivity live

Price	-10% $869	-5% $867	+0% $865	+5% $863	+10% $862
Rent	-10% $770	-5% $817	+0% $865	+5% $913	+10% $961
Rate	-1.0pp $868	-0.5pp $866	base $865	+0.5pp $864	+1.0pp $862

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-20
   status Pending
2. 2026-03-28
   listed $5,000 Active
3. 2024-09-23
   historical
4. 2024-05-31
   listed $10,000 Active
5. 2024-03-30
   historical
6. 2023-12-01
   listed $10,000 Active
7. 2023-09-06
   status Active
8. 2023-09-06
   status Pending
9. 2023-09-06
   historical
10. 2023-08-31
    status Active
11. 2023-05-09
    status Pending
12. 2023-05-04
    price $6,000
13. 2023-03-11
    listed $10,000 Active
14. 2007-04-10
    soldstatus $25,000
15. 1999-06-30
    soldstatus $14,000
16. 1999-02-23
    listed $14,900

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,509
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$692
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$145
• Taxable income: $10,995
• Est. tax owed @ 24.0%: −$2,639
• After-tax cash flow: $7,742/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: Fort Plain Central School District
• NCES district ID: 3611370
• Math proficiency: 43% ▲ 4.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $41,754
• Composite: 41.94/100
• National rank: #3352
• State rank: #401 of 590 in NY

Livability — Fort Plain

• Score: 72/100
• State rank: #374
• US rank: #6455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Plain, NY
• Population (ZIP): 6,131

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 10% Lithuanian 9% Romanian 5%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.24%
• Current HPI: 320.8989
• 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

-66.4% since first listed

16 events — show timeline

• 2026-04-20 Pending — Global MLS
• 2026-03-28 Listed $5,000 Global MLS
• 2024-09-23 Listing Removed — Global MLS
• 2024-05-31 Listed $10,000 Global MLS
• 2024-03-30 Listing Removed — Global MLS
• 2023-12-01 Listed $10,000 Global MLS
• 2023-09-06 Relisted — Global MLS
• 2023-09-06 Pending — Global MLS
• 2023-09-06 Listing Removed — Global MLS
• 2023-08-31 Relisted — Global MLS
• 2023-05-09 Pending — Global MLS
• 2023-05-04 Price Changed $6,000 Global MLS
• 2023-03-11 Listed $10,000 Global MLS
• 2007-04-10 Sold (Public Records) $25,000 Public Records
• 1999-06-30 Sold (MLS) $14,000 Global MLS
• 1999-02-23 Listed $14,900 Global MLS

Property tax history

-1.6%/yr

Latest (2025): $1,231 · +2.1% YoY. Source: county tax records.