15 William St · Whitehall, NY 12887

$147,500

4 bd · 3.5 ba · 2,800 sqft · SingleFamily public records · 134 Days on market

Built 1890 4,791 sqft lot $53/sqft · at area comps Est $152k · at est.

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Why this score? — see what drove the C- 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 +14.5/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-story home in the village with views of Lake Champlain Canal. This home offers 5 plus bedrooms with plenty of space for a large family. Included is a mother-in-law or teenager apartment on the lower level with separate exterior entrance. Features include new windows, newer kitchen, new plex plumbing, updated electric, new 95% efficient gas furnace, Walking distance to the library park, downtown, Amtrak and the Marina. Only 15 mins to Vermont and 20 to Lake George.

Key facts

• Newer kitchen
• Updated electric
• New plex plumbing

Tags

• VIEWS OF LAKE CHAMPLAIN CANAL
• NEW WINDOWS
• NEWER KITCHEN
• NEW PLEX PLUMBING
• UPDATED ELECTRIC
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $33 ($394/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (0.5% below list).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 23y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $148k implies a 638% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $152,178
• List price: $147,500
• Delta: -3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 County Route 9A	0.70mi	3/2.5 (-1)	2,688 (-4%)	10mo	$495,000	$184	43

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $82,511
• Equity at exit: $132,880

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $241,512
• Equity at exit: $286,560

Cash invested: $41,300 (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 12887

• Active inventory: 39
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$291 /mo · $3,496/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $33

Break-even live

Break-even rent $1,426

Max offer price $147,500

Occupancy floor 93%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $147,500 Active 134 DOM
2. 2026-06-17
   days on market $147,500 Active 133 DOM
3. 2026-06-16
   days on market $147,500 Active 132 DOM
4. 2026-06-15
   days on market $147,500 Active 131 DOM
5. 2026-06-13
   days on market $147,500 Active 129 DOM
6. 2026-06-12
   days on market $147,500 Active 128 DOM
7. 2026-06-09
   days on market $147,500 Active 125 DOM
8. 2026-06-08
   days on market $147,500 Active 124 DOM
9. 2026-06-07
   days on market $147,500 Active 123 DOM
10. 2026-06-07
    days on market $147,500 Active 122 DOM
11. 2026-06-04
    days on market $147,500 Active 119 DOM
12. 2026-06-02
    days on market $147,500 Active 118 DOM
13. 2026-06-01
    days on market $147,500 Active 117 DOM
14. 2026-05-31
    days on market $147,500 Active 116 DOM
15. 2026-04-05
    price $149,999 479-char remark

    Show marketing remark (479 chars)

    Charming 3-story home in the village with views of Lake Champlain Canal. This home offers 5 plus bedrooms with plenty of space for a large family. Included is a mother-in-law or teenager apartment on the lower level with separate exterior entrance. Features include new windows, newer kitchen, new plex plumbing, updated electric, new 95% efficient gas furnace, Walking distance to the library park, downtown, Amtrak and the Marina. Only 15 mins to Vermont and 20 to Lake George.

16. 2026-03-27
    price $155,000 479-char remark

    Show marketing remark (479 chars)

    Charming 3-story home in the village with views of Lake Champlain Canal. This home offers 5 plus bedrooms with plenty of space for a large family. Included is a mother-in-law or teenager apartment on the lower level with separate exterior entrance. Features include new windows, newer kitchen, new plex plumbing, updated electric, new 95% efficient gas furnace, Walking distance to the library park, downtown, Amtrak and the Marina. Only 15 mins to Vermont and 20 to Lake George.

17. 2026-02-04
    listed $159,900 Active 479-char remark

    Show marketing remark (479 chars)

    Charming 3-story home in the village with views of Lake Champlain Canal. This home offers 5 plus bedrooms with plenty of space for a large family. Included is a mother-in-law or teenager apartment on the lower level with separate exterior entrance. Features include new windows, newer kitchen, new plex plumbing, updated electric, new 95% efficient gas furnace, Walking distance to the library park, downtown, Amtrak and the Marina. Only 15 mins to Vermont and 20 to Lake George.

18. 2026-01-21
    historical
19. 2025-10-22
    listed $159,900 Active
20. 2025-09-24
    status Active
21. 2025-09-15
    historical Contingent
22. 2025-09-15
    historical
23. 2025-08-27
    price $159,000
24. 2025-07-22
    price $165,000
25. 2025-06-25
    listed $169,999 Active
26. 2025-05-24
    historical
27. 2025-05-08
    price $174,000
28. 2025-03-18
    price $179,000
29. 2025-01-15
    listed $189,999 Active
30. 2024-11-03
    historical
31. 2024-09-22
    price $195,000
32. 2024-08-15
    listed $199,000 Active
33. 2024-02-07
    price $165,000
34. 2023-11-02
    status Active
35. 2023-09-13
    status Pending
36. 2023-09-13
    historical
37. 2023-06-14
    listed $169,000 Active
38. 2023-03-30
    historical
39. 2023-01-25
    price $159,999
40. 2022-11-20
    listed $164,900 Active
41. 2022-10-30
    historical
42. 2022-10-20
    price $159,000
43. 2022-06-23
    listed $139,000 Active
44. 2020-05-07
    historical
45. 2020-01-05
    listed $69,900 New
46. 2019-06-23
    historical
47. 2019-05-24
    listed $89,900
48. 2019-04-15
    historical
49. 2019-02-28
    historical
50. 2019-02-26
    listed $87,000

ⓘ 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: $3,496 · $291/mo
• Projected year-2 tax: $3,496 · $291/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,607
• − Mortgage interest: −$8,262
• − Property taxes: −$3,496
• − Insurance: −$738
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,291
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $873/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: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• Population (ZIP): 4,629

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 122.64%
• Current HPI: 354.5975
• 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

+183.6% since first listed

47 events — show timeline

• 2026-04-05 Price Changed $149,999 Global MLS
• 2026-03-27 Price Changed $155,000 Global MLS
• 2026-02-04 Listed $159,900 Global MLS
• 2026-01-21 Listing Removed — Global MLS
• 2025-10-22 Listed $159,900 Global MLS
• 2025-09-24 Relisted — Global MLS
• 2025-09-15 Contingent — Global MLS
• 2025-09-15 Listing Removed — Global MLS
• 2025-08-27 Price Changed $159,000 Global MLS
• 2025-07-22 Price Changed $165,000 Global MLS
• 2025-06-25 Listed $169,999 Global MLS
• 2025-05-24 Listing Removed — Global MLS
• 2025-05-08 Price Changed $174,000 Global MLS
• 2025-03-18 Price Changed $179,000 Global MLS
• 2025-01-15 Listed $189,999 Global MLS
• 2024-11-03 Listing Removed — Global MLS
• 2024-09-22 Price Changed $195,000 Global MLS
• 2024-08-15 Listed $199,000 Global MLS
• 2024-02-07 Price Changed $165,000 Global MLS
• 2023-11-02 Relisted — Global MLS
• 2023-09-13 Pending — Global MLS
• 2023-09-13 Listing Removed — Global MLS
• 2023-06-14 Listed $169,000 Global MLS
• 2023-03-30 Listing Removed — Global MLS
• 2023-01-25 Price Changed $159,999 Global MLS
• 2022-11-20 Listed $164,900 Global MLS
• 2022-10-30 Listing Removed — Global MLS
• 2022-10-20 Price Changed $159,000 Global MLS
• 2022-06-23 Listed $139,000 Global MLS
• 2020-05-07 Listing Removed — Global MLS
• 2020-01-05 Listed $69,900 Global MLS
• 2019-06-23 Listing Removed — Global MLS
• 2019-05-24 Listed $89,900 Global MLS
• 2019-04-15 Listing Removed — Global MLS
• 2019-02-28 Listing Removed — Global MLS
• 2019-02-26 Listed $87,000 Global MLS
• 2018-12-17 Sold (Public Records) $20,000 Public Records
• 2017-04-21 Listing Removed — Global MLS
• 2016-10-28 Listed $37,500 Global MLS
• 2007-09-19 Sold (MLS) $42,001 Global MLS
• 2007-09-13 Sold (MLS) $48,500 Global MLS
• 2007-03-09 Listed $50,400 Global MLS
• 2007-03-09 Listed $50,400 Global MLS
• 2004-10-01 Sold (MLS) $63,000 Global MLS
• 2004-08-20 Sold (Public Records) $63,000 Public Records
• 2004-04-13 Listed $59,000 Global MLS
• 2003-08-30 Listed $52,900 Global MLS

Property tax history

+1.4%/yr

Latest (2025): $3,496 · +50.4% YoY. Source: county tax records.