18 W Main St · Nelliston, NY 13410

$99,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily · 3 Days on market

Built 1890 Fair condition 0.39 ac lot Est $119k · 17% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• Appreciation +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Affordable opportunity in Nelliston! This three-bedroom, one-bath home is priced to sell and offers great potential for the right buyer. Featuring a first-floor washer and dryer hookup for added convenience, this home also includes exterior siding and a generously deep backyard--perfect for outdoor enjoyment, gardening, or entertaining. While the property could use a little sprucing up, it offers solid value and a great foundation to make it your own. Whether you're looking for a starter home, investment property, or a place to customize, this is a smart buy with plenty of upside. Don't miss your chance to own at an affordable price point in a convenient location.

Key facts

• Exterior siding
• Deep backyard
• 0.39 acre lot

Tags

• EXTERIOR SIDING
• DEEP BACKYARD

Property features AI

Exterior

• Parking: 3 total parking spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical
• Home design: Single family residence; One or more stories (multi-level with main and second levels)
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Cable service available

Interior

• Kitchen: Oven; Range
• Bedrooms: Three bedrooms on the second level
• Flooring: Laminate
• Bathrooms: One full bathroom (on the second level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 55/100 on livability (#1,129 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime 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: 3 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 $8k of equity ($684 loan paydown + $8k appreciation (7.9% 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 (7.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $119,016
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Prospect St	0.12mi	2/1.0 (-1)	1,442 (+5%)	22mo	$125,000	$87	62
30 Prospect St	0.15mi	3/2.0	1,516 (+11%)	12mo	$100,000	$66	61
5 Berthoud St	0.13mi	4/2.0 (+1)	1,518 (+11%)	16mo	$205,000	$135	53
54 Hancock St	0.73mi	2/1.0 (-1)	1,323 (-3%)	10mo	$115,000	$87	47

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

Projected returns pro-forma

7.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.03×
• Total profit: $56,322
• Equity at exit: $74,248

10-year hold

• IRR: 25.5%
• Equity multiple: 6.46×
• Total profit: $151,216
• Equity at exit: $146,471

Cash invested: $27,720 (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 13410

• Home prices YoY: 1.8%
• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $258

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $326	-5% $292	+0% $258	+5% $224	+10% $190
Rent	-10% $164	-5% $211	+0% $258	+5% $305	+10% $352
Rate	-1.0pp $308	-0.5pp $283	base $258	+0.5pp $232	+1.0pp $206

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-26
   listed $99,000 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $14,310
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,880
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,708/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 · 14 photos

Fair 45/100 Moderate rehab

This three-bedroom home presents a moderate renovation opportunity with potential for significant value increase through updates to the exterior, interior, and appliances.

Repairs flagged

• Major Paint — The paint appears faded and needs to be refreshed.
• Major Appliances — The appliances in the kitchen appear outdated and need to be replaced.
• Major Bathroom Fixtures — The bathroom appears unfinished and in need of updates.

Value-add opportunities

• Resale Painting the exterior and interior — Fresh paint can significantly improve the curb appeal and overall look of the home.
• Resale Upgrading the appliances — Modern appliances can attract more buyers and increase the home's value.
• Resale Completing the bathroom — A fully functional and updated bathroom is a key selling point for potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint appears faded and needs to be refreshed.	Major	$15,000–50,000
Appliances · The appliances in the kitchen appear outdated and need to be replaced.	Major	$15,000–50,000
Bathroom Fixtures · The bathroom appears unfinished and in need of updates.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting the exterior and interior — Fresh paint can significantly improve the curb appeal and overall look of the home. ↑
• Resale Upgrading the appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Resale Completing the bathroom — A fully functional and updated bathroom is a key selling point for potential buyers. ↑

ⓘ 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: 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 — Nelliston

• Score: 55/100
• State rank: #1129
• US rank: #23294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nelliston, NY
• City population: 575
• Population (ZIP): 575

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 (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Iranian 11% Romanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▲ 7.86%
• Current HPI: 437.5677
• 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

2 events — show timeline

• 2026-04-30 Pending — Global MLS
• 2026-04-26 Listed $99,000 Global MLS