549 Route 374 · Cadyville, NY 12981

$65,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily · 62 Days on market

Built 1975 Fair condition 1.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3 Bedrorom 1 Bathroom home sitting on 1.3 acres located within minutes of Dannemora. With some TLC, this property is ready for a new owner's vision.

Key facts

• 1.3 acre lot
• Built 1975
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Saranac Central School District (rural): math 43% / reading 56% proficiency, ranked #374 of 590 in NY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morrisonville Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 358 students, 33% FRL); Saranac Middle School (math 31% / reading 57%, grade D, #363 of 729 statewide, top 50%, 371 students, 38% FRL); Saranac High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 414 students, 36% FRL).
• Market conditions: 16 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.4% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — 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. 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.14×
• Total profit: $38,874
• Equity at exit: $30,502

10-year hold

• IRR: 37.0%
• Equity multiple: 6.23×
• Total profit: $95,155
• Equity at exit: $48,025

Cash invested: $18,200 (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 12981

• Home prices YoY: 1.3%
• Active inventory: 16
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $468

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $513	-5% $491	+0% $468	+5% $446	+10% $423
Rent	-10% $377	-5% $422	+0% $468	+5% $514	+10% $560
Rate	-1.0pp $501	-0.5pp $485	base $468	+0.5pp $451	+1.0pp $434

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-15
   status Pending
2. 2026-02-11
   listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $13,937
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,891
• Taxable income: $4,875
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,450/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and updates to its kitchen, bathrooms, roof, exterior siding, flooring, windows, and HVAC system. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are in poor condition and need replacement or repair.
• Major Bathroom fixtures — The fixtures are outdated and need replacement.
• Major Roof — The roof appears to be in need of repair or replacement, as indicated by the snow accumulation and potential damage.
• Major Exterior siding — The exterior siding is in poor condition and needs repair or replacement.
• Major Flooring — The flooring in the kitchen and bathroom is outdated and in poor condition.
• Major Windows — The windows appear to be in poor condition and need replacement.
• Major HVAC system — The HVAC system appears to be outdated and may need replacement or repair.

Value-add opportunities

• Resale Replace kitchen cabinets and flooring — Updating the kitchen with new cabinets and flooring will significantly improve the home's appearance and functionality, making it more attractive to potential buyers.
• Rental Replace HVAC system — Upgrading the HVAC system will improve energy efficiency and comfort, making the home more appealing to renters.
• Both Replace windows — Replacing the windows will improve energy efficiency, reduce heating and cooling costs, and enhance the home's curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are in poor condition and need replacement or repair.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
Roof · The roof appears to be in need of repair or replacement, as indicated by the snow accumulation and potential damage.	Major	$15,000–50,000
Exterior siding · The exterior siding is in poor condition and needs repair or replacement.	Major	$15,000–50,000
Flooring · The flooring in the kitchen and bathroom is outdated and in poor condition.	Major	$15,000–50,000
Windows · The windows appear to be in poor condition and need replacement.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be outdated and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Replace kitchen cabinets and flooring — Updating the kitchen with new cabinets and flooring will significantly improve the home's appearance and functionality, making it more attractive to potential buyers. ↑
• Rental Replace HVAC system — Upgrading the HVAC system will improve energy efficiency and comfort, making the home more appealing to renters. ↑
• Both Replace windows — Replacing the windows will improve energy efficiency, reduce heating and cooling costs, and enhance the home's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Saranac Central School District
• NCES district ID: 3600009
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $59,066
• Composite: 43.19/100
• National rank: #3065
• State rank: #374 of 590 in NY

Livability — Cadyville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,233

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 3.35%
• Current HPI: 269.3693
• 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

2 events — show timeline

• 2026-04-15 Pending — ACVMLS
• 2026-02-11 Listed $65,000 ACVMLS