676 County Route 25 · Malone, NY 12953

$189,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 73 Days on market

Built 1969 2.60 ac lot $125/sqft · 35% below area Est $289k · 35% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.3/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Come see this chalet style 3-bedroom 2 bath home with built in garage. Located one mile from Titus Mountain Ski Center and short walk to Salmon River with public parking for fishing and three miles from Malone Golf Course. Large 2.6-acre lot with large mature pines in backyard. Paved driveway. Large, screened porch for rest and relaxation. Open floor concept downstairs with cozy fireplace in living room. Octagon sunroom with southern exposure. All appliances included. Basement has workshop and extra storage area. Great location, use as main residence or Air B & B.

Key facts

• Southern exposure
• Octagon sunroom
• Built in garage

Tags

• CHALET STYLE
• BUILT IN GARAGE
• OPEN FLOOR CONCEPT
• OCTAGON SUNROOM
• SOUTHERN EXPOSURE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (43.0% below list).
• Recommended offer: $100k (46.9% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 5.3% in Malone — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 113 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $100,380 (46.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.57% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.38%
• DSCR: 0.49
• GRM: 14.6

CMA / ARV

• ARV (median comp): $289,356
• List price: $189,000
• Delta: -34.68%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
658 County Route 25	0.09mi	3/2.0	1,512 (-0%)	19mo	$234,042	$155	80
556 County Route 25	0.57mi	3/2.0	1,680 (+11%)	20mo	$242,500	$144	39

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: 16.3%
• Equity multiple: 2.34×
• Total profit: $71,029
• Equity at exit: $170,266

10-year hold

• IRR: 15.7%
• Equity multiple: 5.43×
• Total profit: $234,384
• Equity at exit: $367,185

Cash invested: $52,920 (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: 113
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-502

Break-even live

Break-even rent $1,713

Max offer price $100,380

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 73 DOM
2. 2026-06-17
   days on market $189,000 Active 72 DOM
3. 2026-06-16
   days on market $189,000 Active 71 DOM
4. 2026-06-15
   days on market $189,000 Active 70 DOM
5. 2026-06-13
   days on market $189,000 Active 68 DOM
6. 2026-06-12
   days on market $189,000 Active 67 DOM
7. 2026-06-09
   days on market $189,000 Active 64 DOM
8. 2026-06-08
   days on market $189,000 Active 63 DOM
9. 2026-06-07
   days on market $189,000 Active 62 DOM
10. 2026-06-07
    days on market $189,000 Active 61 DOM
11. 2026-06-04
    days on market $189,000 Active 58 DOM
12. 2026-06-02
    days on market $189,000 Active 57 DOM
13. 2026-06-01
    days on market $189,000 Active 56 DOM
14. 2026-05-31
    days on market $189,000 Active 55 DOM
15. 2026-04-24
    listed $189,000 Active 574-char remark

    Show marketing remark (574 chars)

    Come see this chalet style 3-bedroom 2 bath home with built in garage. Located one mile from Titus Mountain Ski Center and short walk to Salmon River with public parking for fishing and three miles from Malone Golf Course. Large 2.6-acre lot with large mature pines in backyard. Paved driveway. Large, screened porch for rest and relaxation. Open floor concept downstairs with cozy fireplace in living room. Octagon sunroom with southern exposure. All appliances included. Basement has workshop and extra storage area. Great location, use as main residence or Air B & B.

16. 2026-04-06
    listed $189,000 Active 574-char remark

    Show marketing remark (574 chars)

    Come see this chalet style 3-bedroom 2 bath home with built in garage. Located one mile from Titus Mountain Ski Center and short walk to Salmon River with public parking for fishing and three miles from Malone Golf Course. Large 2.6-acre lot with large mature pines in backyard. Paved driveway. Large, screened porch for rest and relaxation. Open floor concept downstairs with cozy fireplace in living room. Octagon sunroom with southern exposure. All appliances included. Basement has workshop and extra storage area. Great location, use as main residence or Air B & B.

17. 2022-09-28
    soldstatus $165,000
18. 2022-09-26
    soldstatus $165,000
19. 2022-05-09
    listed $179,000

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,403 · $284/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 1/10 Low 7 d/yr ≥89°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: $12,939
• − Mortgage interest: −$10,587
• − Property taxes: −$3,403
• − Insurance: −$945
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$5,498
• Taxable loss: −$9,564
• Est. tax savings @ 24.0%: +$2,295
• After-tax cash flow: $-3,724/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

• 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

+5.6% since first listed

5 events — show timeline

• 2026-04-24 Listed $189,000 SLCMLS
• 2026-04-06 Listed $189,000 ACVMLS
• 2022-09-28 Sold (Public Records) $165,000 Public Records
• 2022-09-26 Sold (MLS) $165,000 ACVMLS
• 2022-05-09 Listed $179,000 ACVMLS

Property tax history

+2.1%/yr

Latest (2025): $3,403 · -3.3% YoY. Source: county tax records.