106 Church Street St · Champlain, NY 12919

$85,000

3 bd · 3.0 ba · 1,661 sqft · MultiFamily public records · 303 Days on market

Built 1901 Fair condition 4,791 sqft lot $51/sqft · 61% below area

---

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
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex in the Village of Champlain. Located a short distance from the Canadian border and Vermont. Property includes public water, sewer, and natural gas. New roof in 2025. Asking less than assessed value!

Key facts

• Public sewer
• Village of champlain
• Duplex

Tags

• DUPLEX
• VILLAGE OF CHAMPLAIN
• PUBLIC WATER
• PUBLIC SEWER
• NATURAL GAS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive. Per door: $365/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#623 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Northeastern Clinton Middle School (math 32% / reading 52%, grade D-, #379 of 729 statewide, top 54%, 277 students, 50% FRL).
• Zoned-school proficiency averages 42% at this address vs 63% district-wide (-21 pts) — the specific schools serving this property underperform the Northeastern Clinton Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP; solid renter incomes; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (4.7% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 303 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.17%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (median comp): $215,568
• List price: $85,000
• Delta: -60.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Ashline Dr	0.37mi	3/1.5	1,700 (+2%)	7mo	$242,500	$143	67
23 Spruce St	0.27mi	3/2.0	1,664 (+0%)	23mo	$211,300	$127	64
25 Butternut St	0.32mi	4/1.5 (+1)	1,595 (-4%)	12mo	$123,000	$77	57
17 Oak St	0.20mi	3/2.0	1,795 (+8%)	19mo	$340,000	$189	57
39 Spruce St. St	0.19mi	4/2.0 (+1)	1,458 (-12%)	11mo	$130,000	$89	53
9 Willow St	0.23mi	3/2.0	1,445 (-13%)	27mo	$125,000	$87	44
556 Prospect St	1.17mi	3/1.5	1,811 (+9%)	3mo	$165,000	$91	41
516 Prospect St	1.31mi	3/1.0	1,612 (-3%)	20mo	$215,000	$133	36
677 Prospect St	0.60mi	3/1.5	1,420 (-14%)	13mo	$200,000	$141	31
4 Eden Lane Ln	0.70mi	3/1.5	1,344 (-19%)	9mo	$205,000	$153	29
38 South St	0.67mi	3/2.0	1,336 (-20%)	33mo	$102,400	$77	20
79 Elm St	0.69mi	4/1.5 (+1)	1,906 (+15%)	33mo	$140,000	$73	12

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

Projected returns pro-forma

4.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 3.72×
• Total profit: $64,842
• Equity at exit: $46,662

10-year hold

• IRR: 43.3%
• Equity multiple: 7.59×
• Total profit: $156,822
• Equity at exit: $79,313

Cash invested: $23,800 (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 12919

• Home prices YoY: 1.7%
• Active inventory: 33
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$252 /mo · $3,019/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $730

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,936
Total (2 units)			$1,936

Break-even live

Break-even rent $1,012

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $778	-5% $754	+0% $730	+5% $706	+10% $682
Rent	-10% $577	-5% $654	+0% $730	+5% $807	+10% $883
Rate	-1.0pp $773	-0.5pp $752	base $730	+0.5pp $708	+1.0pp $686

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 303 DOM
2. 2026-08-07
   days on market $85,000 Active 302 DOM
3. 2026-08-06
   days on market $85,000 Active 301 DOM
4. 2026-08-05
   days on market $85,000 Active 300 DOM
5. 2026-08-04
   days on market $85,000 Active 299 DOM
6. 2026-08-03
   days on market $85,000 Active 298 DOM
7. 2026-07-31
   days on market $85,000 Active 295 DOM
8. 2026-07-30
   days on market $85,000 Active 294 DOM
9. 2026-07-29
   days on market $85,000 Active 293 DOM
10. 2026-07-27
    days on market $85,000 Active 291 DOM
11. 2026-07-25
    days on market $85,000 Active 289 DOM
12. 2026-07-24
    days on market $85,000 Active 288 DOM
13. 2026-07-23
    days on market $85,000 Active 287 DOM
14. 2026-07-22
    days on market $85,000 Active 286 DOM
15. 2026-07-21
    days on market $85,000 Active 285 DOM
16. 2026-07-20
    days on market $85,000 Active 284 DOM
17. 2026-07-18
    days on market $85,000 Active 282 DOM
18. 2026-07-16
    days on market $85,000 Active 280 DOM
19. 2026-07-15
    days on market $85,000 Active 279 DOM
20. 2026-07-14
    days on market $85,000 Active 278 DOM
21. 2026-07-13
    days on market $85,000 Active 277 DOM
22. 2026-07-12
    days on market $85,000 Active 276 DOM
23. 2026-07-12
    days on market $85,000 Active 275 DOM
24. 2026-07-10
    days on market $85,000 Active 274 DOM
25. 2026-07-09
    days on market $85,000 Active 273 DOM
26. 2026-07-08
    days on market $85,000 Active 271 DOM
27. 2026-07-06
    days on market $85,000 Active 270 DOM
28. 2026-07-05
    days on market $85,000 Active 269 DOM
29. 2026-07-05
    days on market $85,000 Active 268 DOM
30. 2026-07-03
    days on market $85,000 Active 267 DOM
31. 2026-07-03
    days on market $85,000 Active 266 DOM
32. 2026-07-01
    days on market $85,000 Active 265 DOM
33. 2026-06-30
    days on market $85,000 Active 264 DOM
34. 2026-06-29
    days on market $85,000 Active 263 DOM
35. 2026-06-28
    days on market $85,000 Active 262 DOM
36. 2026-06-27
    days on market $85,000 Active 261 DOM
37. 2026-06-26
    days on market $85,000 Active 260 DOM
38. 2026-06-22
    days on market $85,000 Active 256 DOM
39. 2026-06-21
    days on market $85,000 Active 255 DOM
40. 2026-06-21
    days on market $85,000 Active 254 DOM
41. 2026-06-18
    days on market $85,000 Active 252 DOM
42. 2026-06-17
    days on market $85,000 Active 251 DOM
43. 2026-06-16
    days on market $85,000 Active 250 DOM
44. 2026-06-15
    days on market $85,000 Active 249 DOM
45. 2026-06-13
    days on market $85,000 Active 247 DOM
46. 2026-06-12
    days on market $85,000 Active 246 DOM
47. 2026-06-09
    days on market $85,000 Active 243 DOM
48. 2026-06-08
    days on market $85,000 Active 242 DOM
49. 2026-06-07
    days on market $85,000 Active 241 DOM
50. 2026-06-07
    days on market $85,000 Active 240 DOM

ⓘ 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: $3,019 · $252/mo
• Projected year-2 tax: $3,019 · $252/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,232
• − Mortgage interest: −$4,761
• − Property taxes: −$3,019
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$2,473
• Taxable income: $8,039
• Est. tax owed @ 24.0%: −$1,929
• After-tax cash flow: $6,833/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $41,525–$74,745 screening

This multi-family property requires extensive repairs and updates to improve its condition and appearance. A new roof, exterior painting, flooring replacement, and interior painting are among the most critical updates needed to increase its resale and rental value.

Repairs flagged

• Major roof — The independent image shows a new roof in 2025, but the listing photos show a worn roof.
• Major exterior siding — The listing photos show peeling paint and a worn exterior.
• Major flooring — The listing photos show worn flooring in the living room and attic.
• Major interior walls/paint — The listing photos show peeling paint in the living room and attic.
• Major bathrooms — The listing photos show outdated and worn bathrooms.
• Major systems — The listing photos show outdated and worn systems.
• Major landscaping — The listing photos show a lack of landscaping and curb appeal.
• Major foundation/structure — The listing photos show a worn foundation and structure.
• Major HVAC/mechanicals — The listing photos show outdated and worn HVAC/mechanicals.

Value-add opportunities

• Both new roof — A new roof will improve the overall condition and appearance of the property. ↑
• Both exterior painting — New paint will improve the curb appeal and overall condition of the property. ↑
• Both flooring replacement — New flooring will improve the condition and appearance of the living room and attic. ↑
• Both interior painting — New paint will improve the condition and appearance of the interior walls and paint. ↑
• Both bathroom updates — New bathrooms will improve the condition and appearance of the bathrooms. ↑
• Both system upgrades — Upgraded systems will improve the condition and appearance of the HVAC/mechanicals. ↑
• Both landscaping — New landscaping will improve the curb appeal and overall condition of the property. ↑
• Both foundation repair — New foundation repair will improve the condition and appearance of the foundation and structure. ↑
• Both HVAC/mechanical upgrades — Upgraded HVAC/mechanical systems will improve the condition and appearance of the HVAC/mechanicals. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 66/100

Livability — Champlain

• Score: 66/100
• State rank: #623
• US rank: #11356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Champlain, NY
• County: Clinton · 78,791 people
• Population (ZIP): 2,789
• Household income: $77,072
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 9% of renters

---

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 15% German 8% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 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: ▲ 4.71%
• Current HPI: 281.0541
• 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

+157.6% since first listed

10 events — show timeline

• 2026-01-15 Price Changed $85,000 ACVMLS
• 2025-12-03 Price Changed $90,000 ACVMLS
• 2025-11-20 Price Changed $99,000 ACVMLS
• 2025-10-27 Relisted — ACVMLS
• 2025-10-27 Price Changed $110,000 ACVMLS
• 2025-10-21 Pending — ACVMLS
• 2025-10-03 Listed $119,000 ACVMLS
• 2012-05-21 Sold (Public Records) $30,000 Public Records
• 2005-09-23 Sold (Public Records) $45,000 Public Records
• 2004-02-27 Sold (Public Records) $33,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,019 · +3.4% YoY. Source: county tax records.