854 Millers Corners Rd · Mariaville Lake, NY 12010

$59,840

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 46 Days on market

Built 1920 Fair condition 0.71 ac lot $41/sqft · 49% below area Est $116k · 49% under ↓ 25% since listing

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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 +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

Key facts

• New water heater
• Replaced plumbing
• New roof

Tags

• NEW WINDOWS
• NEW ROOF
• REPLACED PLUMBING
• ESTABLISHED ELECTRIC
• NEW WATER PUMP
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,178 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools D, amenities F, commute F.
• Amsterdam City School District (town): math 35% / reading 41% proficiency, ranked #546 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 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 $6k of equity ($414 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,044 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.87% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.65%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $116,320
• List price: $59,840
• Delta: -48.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
854 Millers Corners Rd	0.03mi	2/1.0 (-1)	1,464 (0%)	9mo	$44,000	$30	82

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: 75.4%
• Equity multiple: 6.33×
• Total profit: $89,270
• Equity at exit: $53,909

10-year hold

• IRR: 69.4%
• Equity multiple: 14.04×
• Total profit: $218,479
• Equity at exit: $116,256

Cash invested: $16,755 (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 12010

• Home prices YoY: 4.0%
• Active inventory: 164
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $889

Break-even live

Break-even rent $594

Max offer price $59,840

Occupancy floor 43%

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: $14,960
• Closing costs: $1,795
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Active 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

2. 2026-05-09
   status Pending 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

3. 2026-04-22
   price $59,840 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

4. 2026-04-16
   price $69,840 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

5. 2026-04-12
   price $77,840 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

6. 2026-04-01
   listed $79,840 Active 1399-char remark

   Show marketing remark (1399 chars)

   Back on the market with improvements! This property is an exceptional opportunity offering space, scenery, and endless potential. This fixer-upper has undergone significant updates, giving you a strong foundation to bring your vision to life. Recent improvements include newer windows, replaced plumbing, established electric, and a new water pump and water heater for added peace of mind. The bathroom has been completely rebuilt down to the subfloor and beams, now featuring a spacious walk-in shower and a stylish white marble vanity. Set against a backdrop of mountain and open field views, the property offers a peaceful, scenic setting with a creek flowing through the backyard, ideal for those seeking a quiet retreat or country escape with plenty of fresh air. An additional lot across the street includes a mobile home with no assigned value, offering potential for storage, workshop space, or future rehab. The lot is equipped with well and septic, presenting possibilities for an RV setup, garage, or barn. Whether you're looking to create a full-time residence, weekend getaway, or investment project, this property is a blank canvas ready for your ideas. It is approximately a 15-minute drive to Amsterdam and 30 minutes to Schenectady, offering the perfect balance of peaceful country living with convenient access to everyday amenities. Property is being sold as-is. Cash only

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $20,629
• − Mortgage interest: −$3,352
• − Property taxes: −$898
• − Insurance: −$966
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$1,741
• Taxable income: $10,372
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $8,178/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 home requires significant repairs and updates to its roof, exterior, interior walls, and bathroom. Painting, re-roofing, and updating the exterior siding and bathroom would significantly increase its value.

Repairs flagged

• Major roof — Snow-covered roof in winter photos
• Major exterior siding — Weathered exterior siding
• Major interior walls/paint — Paint appears faded and uneven
• Major bathroom — Exposed subfloor and beams

Value-add opportunities

• Both Painting and repainting interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home
• Both Re-roofing — A new roof will improve the home's appearance and increase its value
• Both Exterior siding repair or replacement — A new or repaired exterior will improve the home's curb appeal and value
• Both Bathroom renovation — A new bathroom will improve the home's functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Snow-covered roof in winter photos	Major	$15,000–50,000
exterior siding · Weathered exterior siding	Major	$15,000–50,000
interior walls/paint · Paint appears faded and uneven	Major	$15,000–50,000
bathroom · Exposed subfloor and beams	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and repainting interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home ↑
• Both Re-roofing — A new roof will improve the home's appearance and increase its value ↑
• Both Exterior siding repair or replacement — A new or repaired exterior will improve the home's curb appeal and value ↑
• Both Bathroom renovation — A new bathroom will improve the home's functionality and 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: Amsterdam City School District
• NCES district ID: 3602970
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 41% ▲ 10.00%
• Median HH income: $41,735
• Composite: 32.03/100
• National rank: #5824
• State rank: #546 of 590 in NY

Livability — Mariaville Lake

• Score: 48/100
• State rank: #1178
• US rank: #26007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,339

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 18%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 1% 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: ▲ 12.12%
• Current HPI: 312.4966
• 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

-25.1% since first listed

6 events — show timeline

• 2026-05-14 Relisted — Global MLS
• 2026-05-09 Pending — Global MLS
• 2026-04-22 Price Changed $59,840 Global MLS
• 2026-04-16 Price Changed $69,840 Global MLS
• 2026-04-12 Price Changed $77,840 Global MLS
• 2026-04-01 Listed $79,840 Global MLS