188 Blackman Corners Rd · Mooers, NY 12959

$214,500

3 bd · 2.0 ba · 2,342 sqft · SingleFamily public records · 326 Days on market

Built 1910 1.00 ac lot $92/sqft · 22% below area Est $275k · 22% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• Schools +5.3/10.0
• Cash flow +4.4/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

* * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (46.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (38.5% below list).
• Recommended offer: $115k (46.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#660 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, health & safety C-, crime F.
• Northeastern Clinton Central School District (rural): math 63% / reading 63% proficiency, ranked #203 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (5.9% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $83k; list at $214k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,290 (46.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 13.6

CMA / ARV

• ARV (median comp): $275,408
• List price: $214,500
• Delta: -22.12%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Davison Rd	0.47mi	4/2.5 (+1)	2,472 (+6%)	12mo	$250,000	$101	52

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

Projected returns pro-forma

5.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.41×
• Total profit: $24,462
• Equity at exit: $132,935

10-year hold

• IRR: 8.2%
• Equity multiple: 2.68×
• Total profit: $100,635
• Equity at exit: $239,440

Cash invested: $60,060 (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 12959

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$1,125
• Tax from tax record: −$389 /mo · $4,673/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-562

Break-even live

Break-even rent $2,030

Max offer price $115,290

Occupancy floor —

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $214,500 Active 326 DOM
2. 2026-06-17
   days on market $214,500 Active 325 DOM
3. 2026-06-16
   days on market $214,500 Active 324 DOM
4. 2026-06-15
   days on market $214,500 Active 323 DOM
5. 2026-06-13
   days on market $214,500 Active 321 DOM
6. 2026-06-12
   days on market $214,500 Active 320 DOM
7. 2026-06-09
   days on market $214,500 Active 317 DOM
8. 2026-06-08
   days on market $214,500 Active 316 DOM
9. 2026-06-07
   days on market $214,500 Active 315 DOM
10. 2026-06-07
    days on market $214,500 Active 314 DOM
11. 2026-06-04
    days on market $214,500 Active 311 DOM
12. 2026-06-02
    days on market $214,500 Active 310 DOM
13. 2026-06-01
    days on market $214,500 Active 309 DOM
14. 2026-05-31
    days on market $214,500 Active 308 DOM
15. 2026-04-09
    status Active 819-char remark

    Show marketing remark (819 chars)

    * * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

16. 2026-04-07
    historical 819-char remark

    Show marketing remark (819 chars)

    * * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

17. 2025-11-07
    status Active 819-char remark

    Show marketing remark (819 chars)

    * * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

18. 2025-10-31
    historical 819-char remark

    Show marketing remark (819 chars)

    * * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

19. 2025-07-18
    listed $214,500 Active 819-char remark

    Show marketing remark (819 chars)

    * * * 'occupied' do not disturb and needs to note offers must go through auctions website at auction.com. * * * Great spot for your next home, located in quiet area and sits back from road, little traffic. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

20. 2001-04-02
    soldstatus $83,400

ⓘ 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: $4,673 · $389/mo
• Projected year-2 tax: $4,673 · $389/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $15,829
• − Mortgage interest: −$12,015
• − Property taxes: −$4,673
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$6,240
• Taxable loss: −$10,705
• Est. tax savings @ 24.0%: +$2,569
• After-tax cash flow: $-4,170/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: Northeastern Clinton Central School District
• NCES district ID: 3621250
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $48,921
• Composite: 53.46/100
• National rank: #1461
• State rank: #203 of 590 in NY

Livability — Mooers

• Score: 66/100
• State rank: #660
• US rank: #12307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,790

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 7% Romanian 2% German 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 4%

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: ▲ 5.86%
• Current HPI: 265.1099
• 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

+157.2% since first listed

6 events — show timeline

• 2026-04-09 Relisted — ACVMLS
• 2026-04-07 Delisted — ACVMLS
• 2025-11-07 Relisted — ACVMLS
• 2025-10-31 Delisted — ACVMLS
• 2025-07-18 Listed $214,500 ACVMLS
• 2001-04-02 Sold (Public Records) $83,400 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,673 · +2.5% YoY. Source: county tax records.