90 Raymond St · Malone, NY 12953

$82,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 108 Days on market

Built 1930 0.31 ac lot $78/sqft · 33% below area Est $122k · 33% under ↓ 9% since listing

---

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 +22.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +7.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 2-Bedroom Cape Cod Style Home is in good shape, has original hardwood floors and woodwork throughout the House. has a wood burning fire place in the Living room a Formal Dinning room-Den and Kitchen on the main floor-Two large bedrooms and Full bath upstairs. Sits on a large Village Lot

Key facts

• Formal dinning room
• Large village lot
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIRE PLACE
• FORMAL DINNING ROOM
• LARGE VILLAGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.2% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 114 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Crime grade is D 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?
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: 1.21% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (median comp): $121,873
• List price: $82,000
• Delta: -32.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Roby St #4	0.04mi	3/2.0 (+1)	1,034 (-2%)	2mo	$122,000	$118	84
44 Murray Street St	0.56mi	2/1.0	1,128 (+7%)	2mo	$90,000	$80	60
12 Spaulding Ave. Ave	0.38mi	3/1.5 (+1)	1,156 (+10%)	5mo	$69,500	$60	54
163 S William St	0.67mi	3/1.5 (+1)	991 (-6%)	9mo	$89,000	$90	45
162 William St	0.65mi	3/1.0 (+1)	1,156 (+10%)	8mo	$82,400	$71	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $53,804
• Equity at exit: $73,872

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $151,419
• Equity at exit: $159,308

Cash invested: $22,960 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 114
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $143

Break-even live

Break-even rent $810

Max offer price $82,000

Occupancy floor 81%

Sensitivity live

Price	-10% $189	-5% $166	+0% $143	+5% $119	+10% $96
Rent	-10% $64	-5% $104	+0% $143	+5% $182	+10% $221
Rate	-1.0pp $184	-0.5pp $164	base $143	+0.5pp $121	+1.0pp $100

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $82,000 Active 108 DOM
2. 2026-06-18
   days on market $82,000 Active 106 DOM
3. 2026-06-17
   days on market $82,000 Active 105 DOM
4. 2026-06-16
   days on market $82,000 Active 104 DOM
5. 2026-06-15
   days on market $82,000 Active 103 DOM
6. 2026-06-13
   days on market $82,000 Active 101 DOM
7. 2026-06-12
   days on market $82,000 Active 100 DOM
8. 2026-06-09
   days on market $82,000 Active 97 DOM
9. 2026-06-08
   days on market $82,000 Active 96 DOM
10. 2026-06-07
    days on market $82,000 Active 95 DOM
11. 2026-06-07
    days on market $82,000 Active 94 DOM
12. 2026-06-04
    days on market $82,000 Active 91 DOM
13. 2026-06-02
    days on market $82,000 Active 90 DOM
14. 2026-06-01
    days on market $82,000 Active 89 DOM
15. 2026-05-31
    days on market $82,000 Active 88 DOM
16. 2026-05-15
    price $82,000 292-char remark

    Show marketing remark (292 chars)

    This 2-Bedroom Cape Cod Style Home is in good shape, has original hardwood floors and woodwork throughout the House. has a wood burning fire place in the Living room a Formal Dinning room-Den and Kitchen on the main floor-Two large bedrooms and Full bath upstairs. Sits on a large Village Lot

17. 2026-03-03
    listed $89,900 Active 292-char remark

    Show marketing remark (292 chars)

    This 2-Bedroom Cape Cod Style Home is in good shape, has original hardwood floors and woodwork throughout the House. has a wood burning fire place in the Living room a Formal Dinning room-Den and Kitchen on the main floor-Two large bedrooms and Full bath upstairs. Sits on a large Village Lot

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,882
• − Mortgage interest: −$4,593
• − Property taxes: −$2,105
• − Insurance: −$410
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,385
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,595/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.73%
• Current HPI: 263.2406
• 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

-8.8% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $82,000 ACVMLS
• 2026-03-03 Listed $89,900 ACVMLS

Property tax history

+7.4%/yr

Latest (2025): $2,105 · -0.5% YoY. Source: county tax records.