24 Wagner St · Fort Plain, NY 13339

$115,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 546 Days on market

Built 1960 10,454 sqft lot $79/sqft · 35% below area Est $178k · 35% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +7.6/10.0
• 1% rule +5.4/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $10 ($123/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#374 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, commute F, employment 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: 41 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 $7k of equity ($795 loan paydown + $6k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 546 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 546 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.04% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 8.0

CMA / ARV

• ARV (median comp): $177,805
• List price: $115,000
• Delta: -35.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 High St	0.10mi	3/1.5	1,570 (+7%)	6mo	$180,000	$115	76
37 Reid St	0.23mi	4/1.0 (+1)	1,288 (-12%)	3mo	$90,000	$70	62
31 West St	0.24mi	3/2.0	1,620 (+11%)	24mo	$142,040	$88	47

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

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.90×
• Total profit: $28,827
• Equity at exit: $66,834

10-year hold

• IRR: 14.6%
• Equity multiple: 3.67×
• Total profit: $86,087
• Equity at exit: $116,748

Cash invested: $32,200 (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 13339

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $10

Break-even live

Break-even rent $1,181

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $75	-5% $43	+0% $10	+5% $-22	+10% $-55
Rent	-10% $-84	-5% $-37	+0% $10	+5% $57	+10% $105
Rate	-1.0pp $68	-0.5pp $39	base $10	+0.5pp $-20	+1.0pp $-50

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $115,000 Active 546 DOM
2. 2026-06-17
   days on market $115,000 Active 545 DOM
3. 2026-06-16
   days on market $115,000 Active 544 DOM
4. 2026-06-15
   days on market $115,000 Active 543 DOM
5. 2026-06-13
   days on market $115,000 Active 541 DOM
6. 2026-06-12
   days on market $115,000 Active 540 DOM
7. 2026-06-09
   days on market $115,000 Active 537 DOM
8. 2026-06-08
   days on market $115,000 Active 536 DOM
9. 2026-06-07
   days on market $115,000 Active 535 DOM
10. 2026-06-07
    days on market $115,000 Active 534 DOM
11. 2026-06-04
    days on market $115,000 Active 531 DOM
12. 2026-06-02
    days on market $115,000 Active 530 DOM
13. 2026-06-01
    days on market $115,000 Active 529 DOM
14. 2026-05-31
    days on market $115,000 Active 528 DOM
15. 2026-03-27
    price $115,000 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

16. 2025-12-19
    status Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

17. 2025-12-04
    historical
18. 2025-12-03
    historical 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

19. 2025-12-02
    price $125,000
20. 2025-11-19
    price $125,000 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

21. 2025-07-02
    price $139,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

22. 2025-06-19
    price $149,999

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

23. 2025-06-19
    price $149,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

24. 2025-05-07
    price $159,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

25. 2025-05-02
    listed $159,999 Active
26. 2025-04-03
    price $164,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

27. 2025-03-04
    price $169,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

28. 2025-01-09
    price $174,999 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

29. 2024-12-03
    listed $179,999 Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to this Fort Plain home, perfect for investors, contractors or handyman looking to put in TLC. The entryway offers a versatile space for a home office or cozy sitting area. The main floor seamlessly connects the living room, dining room, and kitchen, with a convenient half bath. Upstairs, you'll find three spacious bedrooms and a full bath. Step out onto the back porch to enjoy the yard, swimming pool and storage shed. Conveniently located within walking distance to schools and parks and just minutes from shopping and dining, this home offers comfort and convenience. Don't miss out! Sold as-is, House needs TLC.

30. 2024-11-17
    historical
31. 2024-09-17
    price $119,000
32. 2024-09-16
    price $129,900
33. 2024-03-23
    price $130,000
34. 2024-03-11
    price $160,000
35. 2024-02-15
    price $180,000
36. 2024-02-07
    price $190,000
37. 2024-01-23
    price $194,000
38. 2024-01-17
    price $198,500
39. 2024-01-13
    listed $199,000 Active
40. 2021-11-03
    soldstatus $166,000 Closed (Final Sale)
41. 2021-09-23
    status Pend (Under Cntr)
42. 2021-06-21
    listed $162,000 New
43. 2008-06-02
    soldstatus $66,600
44. 2008-05-23
    soldstatus $66,600
45. 2008-03-18
    historical
46. 2008-03-08
    listed $61,900

ⓘ 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: $3,387 · $282/mo
• Projected year-2 tax: $3,387 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $14,331
• − Mortgage interest: −$6,442
• − Property taxes: −$3,387
• − Insurance: −$575
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,345
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $534/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: 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 — Fort Plain

• Score: 72/100
• State rank: #374
• US rank: #6455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Plain, NY
• Population (ZIP): 6,131

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 10% Lithuanian 9% Romanian 5%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2% 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: ▲ 5.24%
• Current HPI: 320.8989
• 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

+85.8% since first listed

32 events — show timeline

• 2026-03-27 Price Changed $115,000 Global MLS
• 2025-12-19 Relisted — Global MLS
• 2025-12-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Global MLS
• 2025-12-02 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $125,000 Global MLS
• 2025-07-02 Price Changed $139,999 Global MLS
• 2025-06-19 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $149,999 Global MLS
• 2025-05-07 Price Changed $159,999 Global MLS
• 2025-05-02 Listed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $164,999 Global MLS
• 2025-03-04 Price Changed $169,999 Global MLS
• 2025-01-09 Price Changed $174,999 Global MLS
• 2024-12-03 Listed $179,999 Global MLS
• 2024-11-17 Listing Removed — Global MLS
• 2024-09-17 Price Changed $119,000 Global MLS
• 2024-09-16 Price Changed $129,900 Global MLS
• 2024-03-23 Price Changed $130,000 Global MLS
• 2024-03-11 Price Changed $160,000 Global MLS
• 2024-02-15 Price Changed $180,000 Global MLS
• 2024-02-07 Price Changed $190,000 Global MLS
• 2024-01-23 Price Changed $194,000 Global MLS
• 2024-01-17 Price Changed $198,500 Global MLS
• 2024-01-13 Listed $199,000 Global MLS
• 2021-11-03 Sold (MLS) $166,000 Global MLS
• 2021-09-23 Pending — Global MLS
• 2021-06-21 Listed $162,000 Global MLS
• 2008-06-02 Sold (Public Records) $66,600 Public Records
• 2008-05-23 Sold (MLS) $66,600 Global MLS
• 2008-03-18 Listing Removed — Global MLS
• 2008-03-08 Listed $61,900 Global MLS

Property tax history

+2.3%/yr

Latest (2025): $3,387 · +4.0% YoY. Source: county tax records.