106 Church Street St · Champlain, NY 12919

$85,000

3 bd · 3.0 ba · 1,661 sqft · MultiFamily public records · 254 Days on market

Built 1901 4,791 sqft lot $51/sqft · 68% below area

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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
• 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 +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive. Per door: $398/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.
• Market conditions: 22 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 $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 254 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.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 254 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. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 2.38% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.47%
• DSCR: 2.93
• GRM: 3.5

CMA / ARV

• ARV (median comp): $264,199
• List price: $85,000
• Delta: -67.83%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.1%
• Equity multiple: 3.90×
• Total profit: $69,019
• Equity at exit: $46,662

10-year hold

• IRR: 46.2%
• Equity multiple: 7.97×
• Total profit: $165,842
• 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: 22
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,019 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: −$424
• Net cashflow: $796

Break-even live

Break-even rent $1,012

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $844	-5% $820	+0% $796	+5% $772	+10% $748
Rent	-10% $636	-5% $716	+0% $796	+5% $876	+10% $955
Rate	-1.0pp $839	-0.5pp $817	base $796	+0.5pp $774	+1.0pp $751

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,018
Total (2 units)			$2,019

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
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $85,000 Active 254 DOM
2. 2026-06-18
   days on market $85,000 Active 252 DOM
3. 2026-06-17
   days on market $85,000 Active 251 DOM
4. 2026-06-16
   days on market $85,000 Active 250 DOM
5. 2026-06-15
   days on market $85,000 Active 249 DOM
6. 2026-06-13
   days on market $85,000 Active 247 DOM
7. 2026-06-12
   days on market $85,000 Active 246 DOM
8. 2026-06-09
   days on market $85,000 Active 243 DOM
9. 2026-06-08
   days on market $85,000 Active 242 DOM
10. 2026-06-07
    days on market $85,000 Active 241 DOM
11. 2026-06-07
    days on market $85,000 Active 240 DOM
12. 2026-06-04
    days on market $85,000 Active 237 DOM
13. 2026-06-02
    days on market $85,000 Active 236 DOM
14. 2026-06-01
    days on market $85,000 Active 235 DOM
15. 2026-05-31
    days on market $85,000 Active 234 DOM
16. 2026-01-15
    price $85,000 206-char remark

    Show marketing remark (206 chars)

    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!

17. 2025-12-03
    price $90,000 206-char remark

    Show marketing remark (206 chars)

    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!

18. 2025-11-20
    price $99,000 206-char remark

    Show marketing remark (206 chars)

    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!

19. 2025-10-27
    status Active 206-char remark

    Show marketing remark (206 chars)

    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!

20. 2025-10-27
    price $110,000 206-char remark

    Show marketing remark (206 chars)

    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!

21. 2025-10-21
    status Pending 206-char remark

    Show marketing remark (206 chars)

    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!

22. 2025-10-03
    listed $119,000 Active 206-char remark

    Show marketing remark (206 chars)

    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!

23. 2012-05-21
    soldstatus $30,000
24. 2005-09-23
    soldstatus $45,000
25. 2004-02-27
    soldstatus $33,000

ⓘ 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: $24,228
• − Mortgage interest: −$4,761
• − Property taxes: −$3,019
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$2,473
• Taxable income: $8,876
• Est. tax owed @ 24.0%: −$2,130
• After-tax cash flow: $7,419/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 — 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
• Population (ZIP): 2,789

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.