1208 Rensselaer Falls Rd · Rensselaer Falls, NY 13617

$75,000

4 bd · 1.0 ba · 1,449 sqft · SingleFamily · 10 Days on market

Built 1890 Fair condition 1.30 ac lot Est $142k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Bring your vision to this charming 4-bedroom, 1-bath home situated on 1.30 acres just outside the Village of Rensselaer Falls. Inside, you'll find a galley kitchen with abundant cabinet space, a convenient first-floor laundry area, a formal dining room, a full bath, and an oversized living room perfect for gathering with family and friends. A first-floor bedroom offers flexibility for guests, a home office, or single-level living. Upstairs features the primary bedroom along with two additional bedrooms. Outside, the property includes a detached 1-car garage with plenty of storage space, as well as a smaller shed that would make an ideal potting shed, workshop, or chicken coop. The expansive

Key facts

• Expansive lot
• Formal dining room
• Galley kitchen

Tags

• GALLEY KITCHEN
• FIRST FLOOR LAUNDRY
• FORMAL DINING ROOM
• OVERSIZED LIVING ROOM
• DETACHED GARAGE
• EXPANSIVE LOT

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Aluminum and vinyl siding; Stone foundation
• Exterior features: Dirt and gravel driveway; Private yard; Shed(s) and storage; See remarks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil heating; Forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Country kitchen; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 60/100 on livability (#999 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Canton Central School District (rural): math 49% / reading 59% proficiency, ranked #321 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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 $75,000

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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $142,002
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Cornelia St	0.26mi	3/2.0 (-1)	1,631 (+13%)	24mo	$160,000	$98	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 49.5%
• Equity multiple: 4.70×
• Total profit: $77,712
• Equity at exit: $67,566

10-year hold

• IRR: 43.3%
• Equity multiple: 10.52×
• Total profit: $199,916
• Equity at exit: $145,709

Cash invested: $21,000 (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 13617

• Home prices YoY: 22.5%
• Active inventory: 64
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $578

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $630	-5% $604	+0% $578	+5% $553	+10% $527
Rent	-10% $469	-5% $524	+0% $578	+5% $633	+10% $688
Rate	-1.0pp $616	-0.5pp $598	base $578	+0.5pp $559	+1.0pp $539

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $75,000 Active 10 DOM
2. 2026-06-18
   days on market $75,000 Active 8 DOM
3. 2026-06-17
   days on market $75,000 Active 7 DOM
4. 2026-06-16
   days on market $75,000 Active 6 DOM
5. 2026-06-15
   days on market $75,000 Active 5 DOM
6. 2026-06-13
   days on market $75,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $75,000 Active 2 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,660
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,182
• Taxable income: $6,111
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,475/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 · 1 photo

Fair 45/100 Moderate rehab

The home is in fair condition with average exterior and interior features. Painting the exterior and landscaping would significantly enhance its curb appeal and property value.

Repairs flagged

• Minor Painting — Exterior siding appears slightly faded

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and property value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Exterior siding appears slightly faded	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and property value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: Canton Central School District
• NCES district ID: 3606470
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,157
• Composite: 46.27/100
• National rank: #2481
• State rank: #321 of 590 in NY

Livability — Rensselaer Falls

• Score: 60/100
• State rank: #999
• US rank: #19487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,294

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 308.0415
• 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

1 event — show timeline

• 2026-06-09 Listed $75,000 CNYIS