12 Boardman St · Whitehall, NY 12887

$180,000

3 bd · 1.5 ba · 1,958 sqft · SingleFamily public records · 14 Days on market

Built 1980 5,662 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Charming spacious village home with numerous amenities. Featuring a stone fireplace with gas insert, hardwood flooring, upgraded kitchen w/ large breakfast bar, 1st floor laundry and bright 3 Season room w/ attached large deck. Walk to village activities from this centrally located area! Very Good Condition, Special Assessment Description: Estimated

Key facts

• Large eat-in kitchen
• Large side deck
• Two storage sheds

Tags

• LARGE SIDE DECK
• BRIGHT AND COZY SUNROOM
• PROPANE GAS FIREPLACE
• LARGE EAT-IN KITCHEN
• TWO STORAGE SHEDS
• WORKSHOP OR HOBBY SPACE

Property features AI

Exterior

• Parking: Off-street paved parking for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Aluminum siding construction; Metal roof
• Construction: Aluminum siding
• Exterior features: Front porch; Side porch; Paved driveway; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedrooms on second level
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom on the first level; One half bathroom on the second level
• Heating & cooling: Forced air heating; Fireplace insert; Oil and propane heating sources
• Interior features: 10 total rooms; Partial, unfinished basement; Fireplace in the living room
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.7% below list).
• Recommended offer: $137k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 6.3% in Whitehall — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall Elementary School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 353 students, 63% FRL); Whitehall Junior-Senior High School (math 47% / reading 62%, grade C-, #912 of 1,100 statewide, top 85%, 320 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 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 $19k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $137,421 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $88,110
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Boardman St	0.02mi	3/1.5	1,727 (-12%)	13mo	$60,000	$35	69
16 Wheeler Ave	0.56mi	3/2.0	2,036 (+4%)	2mo	$35,000	$17	64
13 1st Ave	0.28mi	3/2.0	2,124 (+8%)	22mo	$94,875	$45	52
64 Saunders St	0.53mi	4/2.0 (+1)	2,136 (+9%)	2mo	$45,000	$21	51
37 Queen St	0.12mi	4/3.0 (+1)	1,786 (-9%)	22mo	$135,000	$76	50
22 Williams St	0.42mi	4/2.0 (+1)	2,168 (+11%)	10mo	$153,000	$71	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $85,616
• Equity at exit: $162,158

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $262,011
• Equity at exit: $349,700

Cash invested: $50,400 (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 12887

• Active inventory: 41
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$262 /mo · $3,148/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-196

Break-even live

Break-even rent $1,622

Max offer price $145,440

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-145	+0% $-196	+5% $-247	+10% $-298
Rent	-10% $-304	-5% $-250	+0% $-196	+5% $-141	+10% $-87
Rate	-1.0pp $-105	-0.5pp $-150	base $-196	+0.5pp $-242	+1.0pp $-290

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $180,000 Active 14 DOM
2. 2026-06-18
   days on market $180,000 Active 12 DOM
3. 2026-06-17
   days on market $180,000 Active 11 DOM
4. 2026-06-16
   days on market $180,000 Active 10 DOM
5. 2026-06-15
   days on market $180,000 Active 9 DOM
6. 2026-06-13
   days on market $180,000 Active 7 DOM
7. 2026-06-12
   days on market $180,000 Active 6 DOM
8. 2026-06-09
   days on market $180,000 Active 3 DOM
9. 2026-06-08
   days on market $180,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $180,000 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: $3,148 · $262/mo
• Projected year-2 tax: $3,148 · $262/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 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $16,491
• − Mortgage interest: −$10,083
• − Property taxes: −$3,148
• − Insurance: −$900
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$5,236
• Taxable loss: −$5,515
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $-1,024/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: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• Population (ZIP): 4,629

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% 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: ▲ 122.64%
• Current HPI: 354.5975
• 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

+125.3% since first listed

12 events — show timeline

• 2026-06-06 Listed $180,000 Global MLS
• 2015-09-04 Sold (Public Records) $60,000 Public Records
• 2015-08-31 Sold (MLS) $60,000 Global MLS
• 2015-08-31 Sold (MLS) $60,000 Global MLS
• 2015-06-22 Listed $64,900 Global MLS
• 2015-05-23 Listing Removed — Global MLS
• 2014-07-31 Listing Removed — Global MLS
• 2014-05-23 Listed $69,900 Global MLS
• 2014-05-19 Listing Removed — Global MLS
• 2013-06-22 Listed $64,900 Global MLS
• 2013-05-22 Listed $79,900 Global MLS
• 2013-04-18 Listed $79,900 Global MLS

Property tax history

+0.0%/yr

Latest (2025): $3,148 · +2.3% YoY. Source: county tax records.