142 Hill St · Keeseville, NY 12944

$195,000

3 bd · 1.0 ba · 851 sqft · SingleFamily public records · 14 Days on market

Built 1956

---

Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into a home where history and care converge. Owned by the same family for years, this single-level ranch isn't just a house; it's a testament to decades of meticulous maintenance. If you've been searching for a residence where the mechanicals have been serviced like clockwork and the cleanliness is truly ''white-glove'' standard, your search ends here. Take note of the rich, glowing warmth of original hardwood paneling and custom built-ins that line the hallway and the spacious eat-in kitchen. This craftsmanship provides a mid-century character that is rarely found in modern builds. The functional floor plan offers 3 bedrooms, 1 full bathroom and an eat-in kitchen representing the hear

Key facts

• Fully-fenced yard
• Custom built-ins
• Garage

Tags

• ORIGINAL HARDWOOD PANELING
• CUSTOM BUILT-INS
• SPACIOUS EAT-IN KITCHEN
• MOSTLY FINISHED BASEMENT
• DISTINCT LIVING SPACES
• FULLY-FENCED YARD

Property features AI

Exterior

• Parking: Asphalt driveway; Garage facing front; Garage structure on property
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Septic tank; 200+ amp electric service; Cable available; Electricity connected; Water connected
• Home design: Single-family house; One level
• Construction: Vinyl siding; Block foundation; Asphalt roof; Updated / remodeled; Built as a house
• Exterior features: Rain gutters; Enclosed rear porch; Front porch; Back yard with chain link fencing; Open lot; Paved road access

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator; Free-standing freezer
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (oil); No central cooling
• Interior features: Built-in features; Natural woodwork; Double-pane windows; Finished full basement; Smoke and carbon monoxide detectors
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (4.9% below list).
• Recommended offer: $185k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#673 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools D-, amenities F.
• Ausable Valley Central School District (rural): math 36% / reading 51% proficiency, ranked #474 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 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 $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,385 (4.9% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $109,779
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Hill St	0.05mi	2/1.0 (-1)	851 (0%)	21mo	$110,000	$129	75
28 Jackson Street St	0.60mi	3/1.0	913 (+7%)	2mo	$75,000	$82	58

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,019
• Equity at exit: $29,075

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-15,344
• Equity at exit: $16,860

Cash invested: $54,600 (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 12944

• Home prices YoY: -1.7%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $87

Break-even live

Break-even rent $1,744

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $197	-5% $142	+0% $87	+5% $32	+10% $-24
Rent	-10% $-60	-5% $14	+0% $87	+5% $160	+10% $233
Rate	-1.0pp $185	-0.5pp $136	base $87	+0.5pp $36	+1.0pp $-15

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-05-04
   listed $195,000 Active

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $3,291 · $274/mo
• Expected delta: +$5/yr ($0/mo · 0.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 0% 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: $22,246
• − Mortgage interest: −$10,923
• − Property taxes: −$3,286
• − Insurance: −$975
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,673
• Taxable loss: −$2,170
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $1,563/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: Ausable Valley Central School District
• NCES district ID: 3616170
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,989
• Composite: 37.43/100
• National rank: #4417
• State rank: #474 of 590 in NY

Livability — Keeseville

• Score: 65/100
• State rank: #673
• US rank: #12604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keeseville, NY
• Population (ZIP): 4,043

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 2% Two or more races 2%
• Common ancestry: Lithuanian 20% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -3.79%
• Current HPI: 220.0385
• 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

• 2026-05-18 Pending — ACVMLS
• 2026-05-04 Listed $195,000 ACVMLS

Property tax history

+13.8%/yr

Latest (2025): $3,286 · +14.6% YoY. Source: county tax records.