254 California Rd · Newport, NY 13324

$24,900

2 bd · None ba · 1,249 sqft · SingleFamily public records · 56 Days on market

Built 1930 0.98 ac lot $20/sqft · 61% below area

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in the woods approximately 450 feet off a quiet, year-round, maintained road, this camp offers the kind of peace and privacy that’s hard to find. If you’ve been searching for a place to truly unplug and enjoy nature, this is it. Set on a secluded parcel, the property provides a serene retreat ideal for seasonal use. This off-grid camp is designed for simple living, featuring an authentic outhouse and an existing generator hookup to power the camp. It’s a perfect opportunity for those who appreciate a more rustic lifestyle or are looking to create their own private getaway. Loved and enjoyed for many years, this property is ready for its next chapter. With a little TLC, you can transform it into your go-to escape for spring, summer, and fall—whether that means quiet weekends, outdoor adventures, or gathering with family and friends. If privacy, nature, and potential are what you’re after, this camp is well worth a look.

Key facts

• Private getaway
• Off-grid camp
• Secluded parcel

Tags

• SECLUDED PARCEL
• OFF-GRID CAMP
• EXISTING GENERATOR HOOKUP
• PRIVATE GETAWAY

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#867 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Poland Central School District (rural): math 63% / reading 58% proficiency, ranked #240 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($172 loan paydown + $2k appreciation (6.1% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.23% ✓
• Cap rate: 37.65%
• Cash-on-cash: 112.00%
• DSCR: 5.98
• GRM: 2.0

CMA / ARV

• ARV (median comp): $63,879
• List price: $24,900
• Delta: -61.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Bull Hill Rd	0.60mi	2/1.0	1,163 (-7%)	17mo	$65,000	$56	46

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

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.00×
• Total profit: $48,791
• Equity at exit: $15,797

10-year hold

• IRR: —
• Equity multiple: 16.93×
• Total profit: $111,073
• Equity at exit: $28,771

Cash invested: $6,972 (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 13324

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $651

Break-even live

Break-even rent $231

Max offer price $24,900

Occupancy floor 33%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $24,900 Pending 56 DOM
2. 2026-06-03
   days on market $24,900 Active 55 DOM
3. 2026-06-02
   days on market $24,900 Active 54 DOM
4. 2026-06-01
   days on market $24,900 Active 53 DOM
5. 2026-05-31
   days on market $24,900 Active 52 DOM
6. 2026-05-30
   days on market $24,900 Active 51 DOM
7. 2026-04-09
   listed $24,900 Active 974-char remark

   Show marketing remark (974 chars)

   Tucked away in the woods approximately 450 feet off a quiet, year-round, maintained road, this camp offers the kind of peace and privacy that’s hard to find. If you’ve been searching for a place to truly unplug and enjoy nature, this is it. Set on a secluded parcel, the property provides a serene retreat ideal for seasonal use. This off-grid camp is designed for simple living, featuring an authentic outhouse and an existing generator hookup to power the camp. It’s a perfect opportunity for those who appreciate a more rustic lifestyle or are looking to create their own private getaway. Loved and enjoyed for many years, this property is ready for its next chapter. With a little TLC, you can transform it into your go-to escape for spring, summer, and fall—whether that means quiet weekends, outdoor adventures, or gathering with family and friends. If privacy, nature, and potential are what you’re after, this camp is well worth a look.

8. 2026-04-09
   listed $24,900 Active 974-char remark

   Show marketing remark (974 chars)

   Tucked away in the woods approximately 450 feet off a quiet, year-round, maintained road, this camp offers the kind of peace and privacy that’s hard to find. If you’ve been searching for a place to truly unplug and enjoy nature, this is it. Set on a secluded parcel, the property provides a serene retreat ideal for seasonal use. This off-grid camp is designed for simple living, featuring an authentic outhouse and an existing generator hookup to power the camp. It’s a perfect opportunity for those who appreciate a more rustic lifestyle or are looking to create their own private getaway. Loved and enjoyed for many years, this property is ready for its next chapter. With a little TLC, you can transform it into your go-to escape for spring, summer, and fall—whether that means quiet weekends, outdoor adventures, or gathering with family and friends. If privacy, nature, and potential are what you’re after, this camp is well worth a look.

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $495 · $41/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,652
• − Mortgage interest: −$1,395
• − Property taxes: −$495
• − Insurance: −$124
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$724
• Taxable income: $7,889
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $5,915/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: Poland Central School District
• NCES district ID: 3623370
• Math proficiency: 63% ▲ 15.00%
• Reading proficiency: 58% ▲ 17.00%
• Median HH income: $47,888
• Composite: 51.32/100
• National rank: #1742
• State rank: #240 of 590 in NY

Livability — Newport

• Score: 62/100
• State rank: #867
• US rank: #16700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,714

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Native American 2%
• Common ancestry: Romanian 8% Lithuanian 7% Portuguese 4%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.09%
• Current HPI: 346.7657
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $24,900 CNYIS
• 2026-04-09 Listed $24,900 CNYIS

Property tax history

-3.1%/yr

Latest (2025): $495 · +6.1% YoY. Source: county tax records.