63 Maryland Rd · Plattsburgh, NY 12903

$115,000

3 bd · 2.5 ba · 1,549 sqft · Townhouse public records · 15 Days on market

Built 1952

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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 +26.3/30.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER! WILL LOOK AT ALL REASONABLE OFFERS. Lake Country Village. Maintenance Free Living. Spacious end-unit Townhouse unit in desirable location. Open floor plan. Freshly painted throughout. New wood laminate flooring & carpeting on both levels. New stainless steel kitchen appliances. Master bedroom has master bath. Central Air. 1-car insulated, attached garage. Fenced-in patio area for outside entertaining. Conveniently located close to shopping, golf course, & walking & bike paths.

Key facts

• Attached garage
• Private backyard
• Quiet neighborhood

Tags

• PRIVATE BACKYARD
• QUIET NEIGHBORHOOD
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in Plattsburgh — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#262 in NY, #4,134 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, employment D+, crime F.
• Plattsburgh City School District (town): math 33% / reading 55% proficiency, ranked #484 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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 ($795 loan paydown + $2k appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.40% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $232,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Maryland Rd	0.07mi	3/2.5	1,549 (0%)	9mo	$232,000	$150	89
48 Maryland Rd	0.05mi	3/2.5	1,549 (0%)	13mo	$250,000	$161	87
61 Maryland Rd	0.00mi	3/2.5	1,549 (0%)	15mo	$222,000	$143	87
7 Baltimore Way	0.19mi	3/2.5	1,549 (0%)	6mo	$208,000	$134	86
32 Maryland Rd	0.08mi	3/2.5	1,549 (0%)	18mo	$195,500	$126	81
45 Maine Rd	0.10mi	3/2.5	1,547 (-0%)	17mo	$189,000	$122	80
82 Maryland Road Rd	0.09mi	3/2.0	1,450 (-6%)	10mo	$280,000	$193	75
99 Maine Road Rd	0.23mi	3/2.5	1,496 (-3%)	11mo	$289,995	$194	74
48 Maine Rd	0.15mi	3/2.5	1,409 (-9%)	5mo	$200,000	$142	74
109 Maine Rd Rd	0.27mi	3/2.5	1,451 (-6%)	6mo	$240,000	$165	72
3 Maryland Road Rd	0.12mi	3/2.0	1,450 (-6%)	13mo	$250,000	$172	71
37 Kansas Ave Ave	0.49mi	3/2.5	1,496 (-3%)	11mo	$205,000	$137	63

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

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.76×
• Total profit: $24,350
• Equity at exit: $42,648

10-year hold

• IRR: 17.4%
• Equity multiple: 3.23×
• Total profit: $71,680
• Equity at exit: $59,395

Cash invested: $32,200 (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 12903

• Home prices YoY: 1.0%
• Active inventory: 18
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$328 /mo · $3,935/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $296

Break-even live

Break-even rent $1,239

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-26
   status Pending
2. 2026-03-10
   listed $115,000 Active
3. 2016-04-06
   soldstatus $122,000 516-char remark

   Show marketing remark (516 chars)

   MOTIVATED SELLER! WILL LOOK AT ALL REASONABLE OFFERS. Lake Country Village. Maintenance Free Living. Spacious end-unit Townhouse unit in desirable location. Open floor plan. Freshly painted throughout. New wood laminate flooring & carpeting on both levels. New stainless steel kitchen appliances. Master bedroom has master bath. Central Air. 1-car insulated, attached garage. Fenced-in patio area for outside entertaining. Conveniently located close to shopping, golf course, & walking & bike paths.

4. 2015-06-25
   listed $118,000 516-char remark

   Show marketing remark (516 chars)

   MOTIVATED SELLER! WILL LOOK AT ALL REASONABLE OFFERS. Lake Country Village. Maintenance Free Living. Spacious end-unit Townhouse unit in desirable location. Open floor plan. Freshly painted throughout. New wood laminate flooring & carpeting on both levels. New stainless steel kitchen appliances. Master bedroom has master bath. Central Air. 1-car insulated, attached garage. Fenced-in patio area for outside entertaining. Conveniently located close to shopping, golf course, & walking & bike paths.

5. 2001-08-23
   soldstatus $69,900

ⓘ 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: $3,935 · $328/mo
• Projected year-2 tax: $3,935 · $328/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,372
• − Mortgage interest: −$6,442
• − Property taxes: −$3,935
• − Insurance: −$575
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,345
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $3,083/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: Plattsburgh City School District
• NCES district ID: 3623280
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $38,322
• Composite: 36.61/100
• National rank: #4626
• State rank: #484 of 590 in NY

Livability — Plattsburgh

• Score: 75/100
• State rank: #262
• US rank: #4134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburgh, NY
• Population (ZIP): 1,740

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 (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 1%
• Common ancestry: Lithuanian 14% Romanian 7% Slovak 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 5% Chinese 1% French/Haitian/Cajun 1%

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: ▲ 1.56%
• Current HPI: 163.3688
• 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

+64.5% since first listed

5 events — show timeline

• 2026-03-26 Pending — SLCMLS
• 2026-03-10 Listed $115,000 SLCMLS
• 2016-04-06 Sold (MLS) $122,000 ACVMLS
• 2015-06-25 Listed $118,000 ACVMLS
• 2001-08-23 Sold (Public Records) $69,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,935 · +7.8% YoY. Source: county tax records.