7132 State Route 11 · Chateaugay, NY 12923

$129,999

4 bd · 2.0 ba · 1,708 sqft · SingleFamily · 266 Days on market

Built 1970 Fair condition 0.92 ac lot $76/sqft · 24% below area Est $171k · 24% under

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Why this score? — see what drove the B- 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This spacious 4-bedroom, 2-bathroom ranch offers comfortable living with room for everyone. The home features four generously sized bedrooms, including a large primary suite with a private full bathroom. The owners recently took the kitchen down to the studs and fully renovated it, pairing modern finishes with functionality. Throughout the home, you'll find new luxury vinyl flooring for a fresh look. Outside, enjoy a recently installed above-ground pool for summer fun, along with blackberry and strawberry plants that return each year. Conveniently located in the Northern Adirondack School District, this property is just 40 minutes to Plattsburgh, 25 minutes to Malone, and 7 minutes to Chateaugay.

Key facts

• Above-ground pool
• 0.92 acre lot
• Garage

Tags

• FULLY RENOVATED KITCHEN
• NEW LUXURY VINYL FLOORING
• ABOVE-GROUND POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (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.
• Chateaugay Central School District (rural): math 45% / reading 50% proficiency, ranked #515 of 755 in NY (top 68%) — 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 $13k of equity ($899 loan paydown + $12k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 266 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $130k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% 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 1970 — 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. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $170,944
• List price: $129,999
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 3.03×
• Total profit: $74,073
• Equity at exit: $109,314

10-year hold

• IRR: 23.5%
• Equity multiple: 6.72×
• Total profit: $208,266
• Equity at exit: $227,907

Cash invested: $36,400 (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 12923

• Home prices YoY: 3.0%
• Active inventory: 8
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $166

Break-even live

Break-even rent $1,137

Max offer price $129,999

Occupancy floor 83%

Sensitivity live

Price	-10% $256	-5% $211	+0% $166	+5% $121	+10% $76
Rent	-10% $60	-5% $113	+0% $166	+5% $219	+10% $273
Rate	-1.0pp $232	-0.5pp $199	base $166	+0.5pp $132	+1.0pp $98

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $129,999 Active 266 DOM
2. 2026-05-31
   days on market $129,999 Active 265 DOM
3. 2025-10-08
   price $129,999 705-char remark

   Show marketing remark (705 chars)

   This spacious 4-bedroom, 2-bathroom ranch offers comfortable living with room for everyone. The home features four generously sized bedrooms, including a large primary suite with a private full bathroom. The owners recently took the kitchen down to the studs and fully renovated it, pairing modern finishes with functionality. Throughout the home, you'll find new luxury vinyl flooring for a fresh look. Outside, enjoy a recently installed above-ground pool for summer fun, along with blackberry and strawberry plants that return each year. Conveniently located in the Northern Adirondack School District, this property is just 40 minutes to Plattsburgh, 25 minutes to Malone, and 7 minutes to Chateaugay.

4. 2025-09-08
   listed $139,999 Active 705-char remark

   Show marketing remark (705 chars)

   This spacious 4-bedroom, 2-bathroom ranch offers comfortable living with room for everyone. The home features four generously sized bedrooms, including a large primary suite with a private full bathroom. The owners recently took the kitchen down to the studs and fully renovated it, pairing modern finishes with functionality. Throughout the home, you'll find new luxury vinyl flooring for a fresh look. Outside, enjoy a recently installed above-ground pool for summer fun, along with blackberry and strawberry plants that return each year. Conveniently located in the Northern Adirondack School District, this property is just 40 minutes to Plattsburgh, 25 minutes to Malone, and 7 minutes to Chateaugay.

5. 2021-03-11
   soldstatus $79,000 249-char remark

   Show marketing remark (249 chars)

   4 Bedroom 2 Bath Ranch that has been updated and remodeled to include Kitchen with island. Laminate and carpet flooring, new flooring, new paint on interior, new FWA Furnace, 2 sun decks. Jacuzzi tub, ceiling fans, low taxes and Deeded Water Rights.

6. 2020-07-02
   listed $86,500 249-char remark

   Show marketing remark (249 chars)

   4 Bedroom 2 Bath Ranch that has been updated and remodeled to include Kitchen with island. Laminate and carpet flooring, new flooring, new paint on interior, new FWA Furnace, 2 sun decks. Jacuzzi tub, ceiling fans, low taxes and Deeded Water Rights.

ⓘ 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 (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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,170
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,782
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,013/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 · 13 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance, particularly to the exterior siding and painting, to improve its overall condition and value.

Repairs flagged

• Moderate Exterior siding — Weathered and needs repainting
• Moderate Paint — Worn and needs touch-up

Value-add opportunities

• Both Painting exterior siding and repainting interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and lawn maintenance — Improves curb appeal and enhances property value
• Resale Upgrading outdated bathroom fixtures — Modernizes the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Paint · Worn and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting exterior siding and repainting interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and lawn maintenance — Improves curb appeal and enhances property value ↑
• Resale Upgrading outdated bathroom fixtures — Modernizes the bathroom and improves functionality ↑

ⓘ 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: Chateaugay Central School District
• NCES district ID: 3607080
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $48,279
• Composite: 42.66/100
• National rank: #6803
• State rank: #515 of 755 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

+50.3% since first listed

4 events — show timeline

• 2025-10-08 Price Changed $129,999 ACVMLS
• 2025-09-08 Listed $139,999 ACVMLS
• 2021-03-11 Sold (MLS) $79,000 ACVMLS
• 2020-07-02 Listed $86,500 ACVMLS