10402 State Route 149 · Fort Ann, NY 12827

$59,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 9 Days on market

Built 1988

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This sale is for: 10402 State Route 149 Fort Ann, NY 12827. Private Sale for a AS IS home Seller is motivated Willing to accept offers close to fair market pricing. Please leave a voice-mail if no answer. Affordable 1-acre residential property located on State Route 149 in Fort Ann, NY, offering a country setting while still being close to the Lake George and Queensbury area. This property already has septic and electric hookup in place, making it a strong option for someone looking to renovate the existing trailer, remove it and place a new manufactured home, use the site seasonally, or create a simple Adirondack-area getaway. The existing trailer is included as-is. Buyer may keep, reno

Key facts

• Built 1988
• Listed 8 days

Tags

• 1 ACRE RESIDENTIAL PROPERTY
• SEPTIC AND ELECTRIC HOOKUP
• EXISTING TRAILER INCLUDED
• READY RESIDENTIAL SITE
• ADIRONDACK AREA RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 66/100 on livability (#645 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: crime F, amenities F, commute F.
• Fort Ann Central School District (rural): math 61% / reading 64% proficiency, ranked #231 of 755 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 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 $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $59,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.25%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 52.1%
• Equity multiple: 4.87×
• Total profit: $64,920
• Equity at exit: $53,963

10-year hold

• IRR: 45.8%
• Equity multiple: 10.89×
• Total profit: $165,866
• Equity at exit: $116,373

Cash invested: $16,772 (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 12827

• Home prices YoY: 14.7%
• Active inventory: 38
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $507

Break-even live

Break-even rent $551

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $541	-5% $524	+0% $507	+5% $490	+10% $473
Rent	-10% $412	-5% $460	+0% $507	+5% $554	+10% $601
Rate	-1.0pp $537	-0.5pp $522	base $507	+0.5pp $491	+1.0pp $475

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $59,900 Active 9 DOM
2. 2026-06-13
   days on market $59,900 Active 7 DOM
3. 2026-06-12
   days on market $59,900 Active 6 DOM
4. 2026-06-09
   days on market $59,900 Active 3 DOM
5. 2026-06-08
   days on market $59,900 Active 2 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $59,900 Active 1 DOM

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,303
• − Mortgage interest: −$3,355
• − Property taxes: −$1,151
• − Insurance: −$300
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,743
• Taxable income: $5,466
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,767/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: Fort Ann Central School District
• NCES district ID: 3611280
• Math proficiency: 61% ▲ 6.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $57,169
• Composite: 55.34/100
• National rank: #2716
• State rank: #231 of 755 in NY

Livability — Fort Ann

• Score: 66/100
• State rank: #645
• US rank: #12084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,935

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 (89%)
• Race & ethnicity: White 89% Two or more races 9%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 43.92%
• Current HPI: 342.8332
• 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

-67.6% since first listed

12 events — show timeline

• 2026-06-07 Listed $59,900 FSBO.com
• 2022-09-08 Listing Removed — Global MLS
• 2022-08-25 Listed $79,900 Global MLS
• 2019-02-28 Listing Removed — Global MLS
• 2017-02-17 Sold (Public Records) $35,000 Public Records
• 2016-06-25 Listing Removed — Global MLS
• 2015-06-25 Listed $130,000 Global MLS
• 2011-10-01 Listing Removed — Global MLS
• 2011-09-30 Listing Removed — Global MLS
• 2009-12-04 Listed $139,900 Global MLS
• 2009-12-04 Listed $169,900 Global MLS
• 2009-06-24 Listed $185,000 Global MLS

Property tax history

-1.0%/yr

Latest (2025): $1,151 · +8.9% YoY. Source: county tax records.