270 Clinton St · Alden, NY 14037

$50,000

3 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 69 Days on market

Built 1869 1.14 ac lot ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Good Bones and History is what you get with 270 Clinton St. This home has had the same family for over 100 years. Now it is time for a fresh start and the next chapter of history. Sitting on just over an acre this home features newer furnace and HWT. No space was spared as this house has room after room. 5 rooms upstairs with two entry ways. 6 more rooms downstairs with spacious dining room at the center of the home. first floor laundry is nice plus. This is an estate, New York State has final say on price, at this point any offers below $50k would be a waste of time. Property being sold as is, without warranty as to condition, express or implied. Utilities are currently off and will not be

Key facts

• 1.14 acre lot
• Built 1869
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#559 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A, crime A-; Watch: amenities F, commute F, health & safety F.
• Attica Central School District (rural): math 52% / reading 54% proficiency, ranked #326 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($346 loan paydown + $3k appreciation (6.7% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.54% ✓
• Cap rate: 19.55%
• Cash-on-cash: 47.35%
• DSCR: 3.11
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $211,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Cozy Rd	0.45mi	2/1.0 (-1)	1,735 (-6%)	6mo	$199,000	$115	60

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

Projected returns pro-forma

6.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.3%
• Equity multiple: 4.71×
• Total profit: $51,909
• Equity at exit: $33,781

10-year hold

• IRR: 53.6%
• Equity multiple: 9.92×
• Total profit: $124,826
• Equity at exit: $63,398

Cash invested: $14,000 (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 14037

• Home prices YoY: 2.4%
• Active inventory: 3
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $552

Break-even live

Break-even rent $572

Max offer price $50,000

Occupancy floor 52%

Sensitivity live

Price	-10% $581	-5% $567	+0% $552	+5% $538	+10% $524
Rent	-10% $452	-5% $502	+0% $552	+5% $603	+10% $653
Rate	-1.0pp $578	-0.5pp $565	base $552	+0.5pp $539	+1.0pp $526

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-23
   status Pending
2. 2026-04-11
   price $50,000
3. 2026-02-12
   listed $60,000 Active
4. 2025-02-28
   historical
5. 2025-01-23
   price $55,000
6. 2025-01-15
   price $60,000
7. 2025-01-15
   status Active
8. 2024-08-05
   status Pending
9. 2024-07-14
   historical Active Under Contract
10. 2024-06-27
    price $65,000
11. 2024-06-27
    price $69,000
12. 2024-06-17
    price $69,900
13. 2024-06-13
    price $72,000
14. 2024-06-05
    listed $75,000 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,252
• − Mortgage interest: −$2,801
• − Property taxes: −$2,024
• − Insurance: −$250
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$1,455
• Taxable income: $6,282
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $5,121/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: Attica Central School District
• NCES district ID: 3603420
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,189
• Composite: 46.05/100
• National rank: #2522
• State rank: #326 of 590 in NY

Livability — Alden

• Score: 68/100
• State rank: #559
• US rank: #10069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,312
• Population (ZIP): 923

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Romanian 19% Portuguese 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.73%
• Current HPI: 292.1223
• 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

-33.3% since first listed

14 events — show timeline

• 2026-04-23 Pending — WNYREIS
• 2026-04-11 Price Changed $50,000 WNYREIS
• 2026-02-12 Listed $60,000 WNYREIS
• 2025-02-28 Listing Removed — WNYREIS
• 2025-01-23 Price Changed $55,000 WNYREIS
• 2025-01-15 Price Changed $60,000 WNYREIS
• 2025-01-15 Relisted — WNYREIS
• 2024-08-05 Pending — WNYREIS
• 2024-07-14 Contingent — WNYREIS
• 2024-06-27 Price Changed $65,000 WNYREIS
• 2024-06-27 Price Changed $69,000 WNYREIS
• 2024-06-17 Price Changed $69,900 WNYREIS
• 2024-06-13 Price Changed $72,000 WNYREIS
• 2024-06-05 Listed $75,000 WNYREIS

Property tax history

+2.8%/yr

Latest (2025): $2,024 · -29.5% YoY. Source: county tax records.