110 Maple Ln · Tribes Hill, NY 12069

$60,000

3 bd · 2.5 ba · 2,740 sqft · SingleFamily · 86 Days on market

Built 1870 Poor condition 0.66 ac lot $22/sqft · 76% below area ↓ 33% since listing

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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
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Opportunity is knocking at 110 Maple Lane in the Town of Florida. Situated on a generous double lot totaling apx. 0.66 acres, this two story home offers over 2,700 square feet of space and solid structure ready for your vision. The first floor features two bedrooms, one full bath, one half bath, a kitchen, and a 3 season room with a wood burning stove. Reimagine the space to fit your needs! Upstairs you will find an additional bedroom, a second kitchen, living room, dining room, and another full bath. With two kitchens and separate living areas, there is potential for multi generational living or creative reconfiguration. The large two car garage includes a full second floor, providing excellent storage, workshop space, or future possibilities. The full walk out basement adds even more usable space for storage or projects. If you have been searching for a true handyman project with size, flexibility, and upside potential, this is your chance. This property has good bones and incredible potential but requires work. Cash buyers only. There is no connected water source. Schedule your showing today and bring your ideas to make 110 Maple Lane your next project.

Key facts

• 3 season room
• Two kitchens
• Large two car garage

Tags

• DOUBLE LOT
• 3 SEASON ROOM
• TWO KITCHENS
• SEPARATE LIVING AREAS
• LARGE TWO CAR GARAGE
• FULL SECOND FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#814 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: schools D-, crime F, amenities F.
• Fonda-Fultonville Central School District (rural): math 52% / reading 69% proficiency, ranked #228 of 590 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Montgomery County population projected at -11% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1870 — 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 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?
8. 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.
9. 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.
10. 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: 2.25% ✓
• Cap rate: 19.36%
• Cash-on-cash: 46.66%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $249,029
• List price: $60,000
• Delta: -75.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.9%
• Equity multiple: 3.91×
• Total profit: $48,850
• Equity at exit: $26,979

10-year hold

• IRR: 51.6%
• Equity multiple: 7.88×
• Total profit: $115,635
• Equity at exit: $41,577

Cash invested: $16,800 (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 12069

• Active inventory: 3
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $653

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $695	-5% $674	+0% $653	+5% $632	+10% $612
Rent	-10% $546	-5% $600	+0% $653	+5% $707	+10% $760
Rate	-1.0pp $683	-0.5pp $668	base $653	+0.5pp $638	+1.0pp $622

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   price $60,000 1187-char remark

   Show marketing remark (1187 chars)

   Opportunity is knocking at 110 Maple Lane in the Town of Florida. Situated on a generous double lot totaling apx. 0.66 acres, this two story home offers over 2,700 square feet of space and solid structure ready for your vision. The first floor features two bedrooms, one full bath, one half bath, a kitchen, and a 3 season room with a wood burning stove. Reimagine the space to fit your needs! Upstairs you will find an additional bedroom, a second kitchen, living room, dining room, and another full bath. With two kitchens and separate living areas, there is potential for multi generational living or creative reconfiguration. The large two car garage includes a full second floor, providing excellent storage, workshop space, or future possibilities. The full walk out basement adds even more usable space for storage or projects. If you have been searching for a true handyman project with size, flexibility, and upside potential, this is your chance. This property has good bones and incredible potential but requires work. Cash buyers only. There is no connected water source. Schedule your showing today and bring your ideas to make 110 Maple Lane your next project.

2. 2026-03-16
   price $74,900 1187-char remark

   Show marketing remark (1187 chars)

   Opportunity is knocking at 110 Maple Lane in the Town of Florida. Situated on a generous double lot totaling apx. 0.66 acres, this two story home offers over 2,700 square feet of space and solid structure ready for your vision. The first floor features two bedrooms, one full bath, one half bath, a kitchen, and a 3 season room with a wood burning stove. Reimagine the space to fit your needs! Upstairs you will find an additional bedroom, a second kitchen, living room, dining room, and another full bath. With two kitchens and separate living areas, there is potential for multi generational living or creative reconfiguration. The large two car garage includes a full second floor, providing excellent storage, workshop space, or future possibilities. The full walk out basement adds even more usable space for storage or projects. If you have been searching for a true handyman project with size, flexibility, and upside potential, this is your chance. This property has good bones and incredible potential but requires work. Cash buyers only. There is no connected water source. Schedule your showing today and bring your ideas to make 110 Maple Lane your next project.

3. 2026-02-24
   listed $89,900 Active 1187-char remark

   Show marketing remark (1187 chars)

   Opportunity is knocking at 110 Maple Lane in the Town of Florida. Situated on a generous double lot totaling apx. 0.66 acres, this two story home offers over 2,700 square feet of space and solid structure ready for your vision. The first floor features two bedrooms, one full bath, one half bath, a kitchen, and a 3 season room with a wood burning stove. Reimagine the space to fit your needs! Upstairs you will find an additional bedroom, a second kitchen, living room, dining room, and another full bath. With two kitchens and separate living areas, there is potential for multi generational living or creative reconfiguration. The large two car garage includes a full second floor, providing excellent storage, workshop space, or future possibilities. The full walk out basement adds even more usable space for storage or projects. If you have been searching for a true handyman project with size, flexibility, and upside potential, this is your chance. This property has good bones and incredible potential but requires work. Cash buyers only. There is no connected water source. Schedule your showing today and bring your ideas to make 110 Maple Lane your next project.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,220
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,745
• Taxable income: $7,319
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $6,082/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation to bring it up to code and improve its value. Immediate repairs and maintenance are necessary to stabilize the structure and prepare it for a thorough gut renovation.

Repairs flagged

• Major Exterior siding — Severe weathering and peeling paint
• Major Roof — Snow accumulation and potential ice damming
• Major Flooring — Exposed subflooring and debris
• Major Interior walls — Peeling paint and exposed insulation
• Major Bathrooms — Dirty, outdated fixtures and missing tiles
• Major Kitchen — Dirty, outdated cabinets and missing countertops
• Major HVAC/mechanicals — Exposed ductwork and debris

Value-add opportunities

• Both Exterior siding and roof replacement — Improves curb appeal and structural integrity
• Both Interior painting and drywall repair — Enhances interior appearance and value
• Both Bathroom and kitchen updates — Modernizes spaces and increases functionality
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and peeling paint	Major	$15,000–50,000
Roof · Snow accumulation and potential ice damming	Major	$15,000–50,000
Flooring · Exposed subflooring and debris	Major	$15,000–50,000
Interior walls · Peeling paint and exposed insulation	Major	$15,000–50,000
Bathrooms · Dirty, outdated fixtures and missing tiles	Major	$15,000–50,000
Kitchen · Dirty, outdated cabinets and missing countertops	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork and debris	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Exterior siding and roof replacement — Improves curb appeal and structural integrity ↑
• Both Interior painting and drywall repair — Enhances interior appearance and value ↑
• Both Bathroom and kitchen updates — Modernizes spaces and increases functionality ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ 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: Fonda-Fultonville Central School District
• NCES district ID: 3611190
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 69% ▲ 14.00%
• Median HH income: $53,979
• Composite: 51.81/100
• National rank: #1668
• State rank: #228 of 590 in NY

Livability — Tribes Hill

• Score: 63/100
• State rank: #814
• US rank: #15754

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

• City population: 361
• Population (ZIP): 387

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 10%
• Common ancestry: Portuguese 43% Romanian 6%
• Foreign-born: 3% · Canada

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-33.3% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $60,000 Global MLS
• 2026-03-16 Price Changed $74,900 Global MLS
• 2026-02-24 Listed $89,900 Global MLS