116-118 Pleasant Street St · Keeseville, NY 12944

$77,000

4 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 247 Days on market

Built 1860 0.61 ac lot Est $132k · 42% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Excellent opportunity for a handy owner occupant or investor. This is a great location, with municipal water and sewer. The 4-bedroom home is situated at the front of the 442-foot-deep lot with a log cabin towards the back of the lot that has independent electric service. The size of the lot provides room for expansion. The property is being sold ''As Is. '' The previous tenant just moved out, and the home is ready for a new owner to make it their own. The cabin towards the back of the lot is currently used as storage. The cabin has a recently updated independent 200-amp electric service and could be converted into a finished space or workshop.

Key facts

• Finished space
• Municipal water
• Municipal sewer

Tags

• MUNICIPAL WATER
• MUNICIPAL SEWER
• 442 FOOT DEEP LOT
• LOG CABIN
• INDEPENDENT ELECTRIC SERVICE
• FINISHED SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Electricity connected; Sewer connected
• Home design: Single-family residential property
• Construction: Stone foundation
• Exterior features: Outbuilding

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Electric heating; Heating present
• Interior features: 7 rooms total

🏷️ Possibly a rental listed for sale. The $77,000 price doesn't fit this home's estimated sale value (~$131,868) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 5.8% in Keeseville — 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 65/100 on livability (#673 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools D-, amenities F.
• Ausable Valley Central School District (rural): math 36% / reading 51% proficiency, ranked #474 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $77k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1860 — 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 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?
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: 2.68% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.35%
• DSCR: 3.60
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $131,868
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 River St	0.25mi	3/1.0 (-1)	1,196 (-2%)	0mo	$20,500	$17	80
1867 Main St	0.51mi	3/1.0 (-1)	1,232 (+1%)	3mo	$132,900	$108	67
9 Smart St	0.36mi	3/1.0 (-1)	1,280 (+5%)	11mo	$195,000	$152	61
1817 Main St	0.30mi	3/1.0 (-1)	1,120 (-8%)	15mo	$106,000	$95	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 57.0%
• Equity multiple: 3.52×
• Total profit: $54,356
• Equity at exit: $11,481

10-year hold

• IRR: 61.9%
• Equity multiple: 7.19×
• Total profit: $133,562
• Equity at exit: $6,658

Cash invested: $21,560 (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 12944

• Home prices YoY: -1.7%
• Active inventory: 39
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,063 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,048

Break-even live

Break-even rent $736

Max offer price $77,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,092	-5% $1,070	+0% $1,048	+5% $1,027	+10% $1,005
Rent	-10% $885	-5% $967	+0% $1,048	+5% $1,130	+10% $1,211
Rate	-1.0pp $1,087	-0.5pp $1,068	base $1,048	+0.5pp $1,028	+1.0pp $1,008

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $77,000 Active 247 DOM
2. 2026-06-18
   days on market $77,000 Active 246 DOM
3. 2026-06-17
   days on market $77,000 Active 245 DOM
4. 2026-06-16
   days on market $77,000 Active 244 DOM
5. 2026-06-15
   days on market $77,000 Active 243 DOM
6. 2026-06-14
   days on market $77,000 Active 241 DOM
7. 2026-06-13
   days on market $77,000 Active 240 DOM
8. 2026-06-10
   days on market $77,000 Active 238 DOM
9. 2026-06-09
   days on market $77,000 Active 237 DOM
10. 2026-06-08
    days on market $77,000 Active 236 DOM
11. 2026-06-07
    days on market $77,000 Active 235 DOM
12. 2026-06-05
    days on market $77,000 Active 232 DOM
13. 2026-06-02
    days on market $77,000 Active 230 DOM
14. 2026-06-01
    pricedays on market $77,000 Active 229 DOM
15. 2026-05-31
    days on market $80,000 Active 228 DOM
16. 2026-05-30
    days on market $80,000 Active 227 DOM
17. 2026-04-13
    price $80,000
18. 2025-10-28
    price $89,900
19. 2025-10-15
    listed $95,000 Active
20. 2021-11-19
    soldstatus $45,000
21. 2007-12-12
    soldstatus $65,000

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,750 · $146/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,761
• − Mortgage interest: −$4,313
• − Property taxes: −$1,750
• − Insurance: −$385
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$2,240
• Taxable income: $12,111
• Est. tax owed @ 24.0%: −$2,907
• After-tax cash flow: $9,674/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: Ausable Valley Central School District
• NCES district ID: 3616170
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,989
• Composite: 37.43/100
• National rank: #4417
• State rank: #474 of 590 in NY

Livability — Keeseville

• Score: 65/100
• State rank: #673
• US rank: #12604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keeseville, NY
• Population (ZIP): 4,043

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 20% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -3.79%
• Current HPI: 220.0385
• 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

+23.1% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $80,000 ACVMLS
• 2025-10-28 Price Changed $89,900 ACVMLS
• 2025-10-15 Listed $95,000 ACVMLS
• 2021-11-19 Sold (Public Records) $45,000 Public Records
• 2007-12-12 Sold (Public Records) $65,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,750 · +15.0% YoY. Source: county tax records.