1979 Military Tpke · Morrisonville, NY 12901

$149,900

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 118 Days on market

Built 1948 0.40 ac lot $115/sqft · 45% below area Est $270k · 45% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is now open to FHA, VA, and USDA financing-expanding financing opportunities for buyers! Charming ranch home offering comfortable one-level living in a convenient location! The spacious living room provides plenty of room to relax or entertain. The eat-in kitchen features a space-saving fold-away table, maximizing functionality and flexibility. Two bedrooms offer nicely sized closets, while the third bedroom includes main-floor laundry hookups for added convenience. The full bathroom showcases a tile shower. Additional highlights include a one-car attached garage, side yard, and a small fenced-in backyard -- perfect for pets, gardening, or enjoying the outdoors. Located just minutes from Plattsburgh and close to shopping, dining, and other local amenities, this home offers both comfort and convenience. Seller will have the home's interior professionally cleaned prior to closing, offering added peace of mind for the new owner. Updates in last 5-6 years include: Updated kitchen and bathroom, new metal roof, new hot water heater, new water softener, and new flooring and paint throughout much of the home. If location and value are top priorities in your home search, this is one you'll want to see! 360 degree virtual tour: https://mls. ricoh360.com/a62a8b60-ee79-4225-b368-c32fcfd14820 (This home is NOT FOR RENT)

Key facts

• Attached garage
• Eat in kitchen
• Fenced in backyard

Tags

• ONE LEVEL LIVING
• EAT IN KITCHEN
• MAIN FLOOR LAUNDRY HOOKUPS
• TILE SHOWER
• ATTACHED GARAGE
• FENCED IN BACKYARD

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$270,177) 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/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#573 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D+, amenities F, commute F.
• Beekmantown Central School District (rural): math 45% / reading 57% proficiency, ranked #360 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 176 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $150k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.12% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $270,177
• List price: $149,900
• Delta: -44.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Military Tpke	0.13mi	3/1.0	1,200 (-8%)	21mo	$164,800	$137	63

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,418
• Equity at exit: $22,351

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $8,990
• Equity at exit: $12,961

Cash invested: $41,972 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 176
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $217

Break-even live

Break-even rent $1,406

Max offer price $149,900

Occupancy floor 82%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $149,900 Active 118 DOM
2. 2026-06-17
   days on market $149,900 Active 117 DOM
3. 2026-06-16
   days on market $149,900 Active 116 DOM
4. 2026-06-15
   days on market $149,900 Active 115 DOM
5. 2026-06-13
   days on market $149,900 Active 113 DOM
6. 2026-06-12
   days on market $149,900 Active 112 DOM
7. 2026-06-09
   days on market $149,900 Active 109 DOM
8. 2026-06-08
   days on market $149,900 Active 108 DOM
9. 2026-06-07
   days on market $149,900 Active 107 DOM
10. 2026-06-07
    days on market $149,900 Active 106 DOM
11. 2026-06-04
    days on market $149,900 Active 103 DOM
12. 2026-06-02
    days on market $149,900 Active 102 DOM
13. 2026-06-01
    days on market $149,900 Active 101 DOM
14. 2026-05-31
    days on market $149,900 Active 100 DOM
15. 2026-05-17
    price $149,900 1335-char remark

    Show marketing remark (1335 chars)

    Seller is now open to FHA, VA, and USDA financing-expanding financing opportunities for buyers! Charming ranch home offering comfortable one-level living in a convenient location! The spacious living room provides plenty of room to relax or entertain. The eat-in kitchen features a space-saving fold-away table, maximizing functionality and flexibility. Two bedrooms offer nicely sized closets, while the third bedroom includes main-floor laundry hookups for added convenience. The full bathroom showcases a tile shower. Additional highlights include a one-car attached garage, side yard, and a small fenced-in backyard -- perfect for pets, gardening, or enjoying the outdoors. Located just minutes from Plattsburgh and close to shopping, dining, and other local amenities, this home offers both comfort and convenience. Seller will have the home's interior professionally cleaned prior to closing, offering added peace of mind for the new owner. Updates in last 5-6 years include: Updated kitchen and bathroom, new metal roof, new hot water heater, new water softener, and new flooring and paint throughout much of the home. If location and value are top priorities in your home search, this is one you'll want to see! 360 degree virtual tour: https://mls. ricoh360.com/a62a8b60-ee79-4225-b368-c32fcfd14820 (This home is NOT FOR RENT)

16. 2026-05-01
    price $159,000 1335-char remark

    Show marketing remark (1335 chars)

    Seller is now open to FHA, VA, and USDA financing-expanding financing opportunities for buyers! Charming ranch home offering comfortable one-level living in a convenient location! The spacious living room provides plenty of room to relax or entertain. The eat-in kitchen features a space-saving fold-away table, maximizing functionality and flexibility. Two bedrooms offer nicely sized closets, while the third bedroom includes main-floor laundry hookups for added convenience. The full bathroom showcases a tile shower. Additional highlights include a one-car attached garage, side yard, and a small fenced-in backyard -- perfect for pets, gardening, or enjoying the outdoors. Located just minutes from Plattsburgh and close to shopping, dining, and other local amenities, this home offers both comfort and convenience. Seller will have the home's interior professionally cleaned prior to closing, offering added peace of mind for the new owner. Updates in last 5-6 years include: Updated kitchen and bathroom, new metal roof, new hot water heater, new water softener, and new flooring and paint throughout much of the home. If location and value are top priorities in your home search, this is one you'll want to see! 360 degree virtual tour: https://mls. ricoh360.com/a62a8b60-ee79-4225-b368-c32fcfd14820 (This home is NOT FOR RENT)

17. 2026-03-17
    price $169,000 1335-char remark

    Show marketing remark (1335 chars)

    Seller is now open to FHA, VA, and USDA financing-expanding financing opportunities for buyers! Charming ranch home offering comfortable one-level living in a convenient location! The spacious living room provides plenty of room to relax or entertain. The eat-in kitchen features a space-saving fold-away table, maximizing functionality and flexibility. Two bedrooms offer nicely sized closets, while the third bedroom includes main-floor laundry hookups for added convenience. The full bathroom showcases a tile shower. Additional highlights include a one-car attached garage, side yard, and a small fenced-in backyard -- perfect for pets, gardening, or enjoying the outdoors. Located just minutes from Plattsburgh and close to shopping, dining, and other local amenities, this home offers both comfort and convenience. Seller will have the home's interior professionally cleaned prior to closing, offering added peace of mind for the new owner. Updates in last 5-6 years include: Updated kitchen and bathroom, new metal roof, new hot water heater, new water softener, and new flooring and paint throughout much of the home. If location and value are top priorities in your home search, this is one you'll want to see! 360 degree virtual tour: https://mls. ricoh360.com/a62a8b60-ee79-4225-b368-c32fcfd14820 (This home is NOT FOR RENT)

18. 2026-02-18
    listed $179,000 Active 1335-char remark

    Show marketing remark (1335 chars)

    Seller is now open to FHA, VA, and USDA financing-expanding financing opportunities for buyers! Charming ranch home offering comfortable one-level living in a convenient location! The spacious living room provides plenty of room to relax or entertain. The eat-in kitchen features a space-saving fold-away table, maximizing functionality and flexibility. Two bedrooms offer nicely sized closets, while the third bedroom includes main-floor laundry hookups for added convenience. The full bathroom showcases a tile shower. Additional highlights include a one-car attached garage, side yard, and a small fenced-in backyard -- perfect for pets, gardening, or enjoying the outdoors. Located just minutes from Plattsburgh and close to shopping, dining, and other local amenities, this home offers both comfort and convenience. Seller will have the home's interior professionally cleaned prior to closing, offering added peace of mind for the new owner. Updates in last 5-6 years include: Updated kitchen and bathroom, new metal roof, new hot water heater, new water softener, and new flooring and paint throughout much of the home. If location and value are top priorities in your home search, this is one you'll want to see! 360 degree virtual tour: https://mls. ricoh360.com/a62a8b60-ee79-4225-b368-c32fcfd14820 (This home is NOT FOR RENT)

19. 2020-02-04
    soldstatus $89,000
20. 2020-01-31
    soldstatus $89,000 159-char remark

    Show marketing remark (159 chars)

    This ranch has lots of potential, but needs some TLC. Spacious living room, open kitchen and 1-car attached garage. Close to schools, shopping and restaurants.

21. 2019-11-21
    listed $89,000 159-char remark

    Show marketing remark (159 chars)

    This ranch has lots of potential, but needs some TLC. Spacious living room, open kitchen and 1-car attached garage. Close to schools, shopping and restaurants.

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$26/yr (+$2/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,166
• − Mortgage interest: −$8,397
• − Property taxes: −$2,482
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,361
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,532/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: Beekmantown Central School District
• NCES district ID: 3604290
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $53,577
• Composite: 43.91/100
• National rank: #2914
• State rank: #360 of 590 in NY

Livability — Morrisonville

• Score: 67/100
• State rank: #573
• US rank: #10301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 32,012

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -73.55%
• Current HPI: 252.8692
• 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

+68.4% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $149,900 ACVMLS
• 2026-05-01 Price Changed $159,000 ACVMLS
• 2026-03-17 Price Changed $169,000 ACVMLS
• 2026-02-18 Listed $179,000 ACVMLS
• 2020-02-04 Sold (Public Records) $89,000 Public Records
• 2020-01-31 Sold (MLS) $89,000 ACVMLS
• 2019-11-21 Listed $89,000 ACVMLS

Property tax history

+8.2%/yr

Latest (2025): $2,482 · +9.5% YoY. Source: county tax records.