107 Peaceful Falls Rd · Wells, NY 12134

$229,000

4 bd · 2.0 ba · 2,220 sqft · SingleFamily public records · 5 Days on market

Built 1999 1.00 ac lot

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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 +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A terrific opportunity for a new home buyer who enjoys updating to their specific needs, this home built in 1999 is ideal for a family. With a 1 acre lot and plenty of room for the kids/family/guests to roam, you'll love this rural area, located close to the Great Sacandaga Lake/Village of Northville .The ranch-style one level home features 4 bedrooms and 2 baths, woodstove, and enclosed porch. Great Value!

Key facts

• One acre parcel
• Eat in kitchen
• Front porch

Tags

• ONE ACRE PARCEL
• THREE SEASON PORCH
• OVERSIZED MUDROOM
• EAT IN KITCHEN
• DEDICATED LAUNDRY ROOM
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Total parking for about 6 vehicles; 2 garage spaces
• Utilities: 150 amp electric service; Septic tank; Cable available
• Home design: Single-family residence; Living area approximately 2,220
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Front porch; Patio; Paved driveway; Level lot (1 acre)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Three additional bedrooms on the first floor
• Bathrooms: Two full bathrooms on the first floor; One half bathroom on the first floor
• Heating & cooling: Propane heating with forced air and ductless options; Ductless cooling
• Interior features: High-speed internet; Crawl space basement; 12 total rooms
• Laundry & utility: Washer and dryer included; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.0% below list).
• Recommended offer: $211k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#921 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: health & safety C-, crime F, amenities F.
• Wells Central School District (rural): math 55% / reading 55% proficiency, ranked #369 of 755 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 51 active listings in the ZIP; 55 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $105k; list at $229k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $210,655 (8.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $134,925
• Equity at exit: $206,301

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $389,259
• Equity at exit: $444,897

Cash invested: $64,120 (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 12134

• Home prices YoY: 7.8%
• Active inventory: 51
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $160

Break-even live

Break-even rent $1,903

Max offer price $229,000

Occupancy floor 87%

Sensitivity live

Price	-10% $290	-5% $225	+0% $160	+5% $96	+10% $31
Rent	-10% $-6	-5% $77	+0% $160	+5% $244	+10% $327
Rate	-1.0pp $276	-0.5pp $219	base $160	+0.5pp $101	+1.0pp $41

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $229,000 Active 5 DOM
2. 2026-06-18
   days on market $229,000 Active 3 DOM
3. 2026-06-17
   days on market $229,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $229,000 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: $2,488 · $207/mo
• Projected year-2 tax: $3,179 · $265/mo
• Expected delta: +$691/yr (+$58/mo · 27.8%)

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $25,279
• − Mortgage interest: −$12,828
• − Property taxes: −$2,488
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$6,662
• Taxable loss: −$1,889
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $2,379/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: Wells Central School District
• NCES district ID: 3630450
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $47,506
• Composite: 48.51/100
• National rank: #4624
• State rank: #369 of 755 in NY

Livability — Wells

• Score: 61/100
• State rank: #921
• US rank: #17996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,093

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 4,374 people
• By 2030: 4,157 · -5.0%
• By 2040: 3,641 · -16.8%
• By 2050: 3,238 · -26.0%
• By 2075: 2,644 · -39.6%
• By 2100: 2,017 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 6%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hamilton

• 2024 margin: Strong R (+29.5) · D 35.3% · R 64.7%
• 2008→2024 swing: -2.6pp toward R · 2008: -26.9pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+30.3 2016: R+38.8 2012: R+26.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.95%
• Current HPI: 358.0334
• 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

+510.7% since first listed

22 events — show timeline

• 2026-06-15 Listed $229,000 Global MLS
• 2024-02-28 Sold (MLS) $105,000 Global MLS
• 2024-02-07 Pending — Global MLS
• 2024-01-13 Relisted — Global MLS
• 2024-01-13 Price Changed $109,900 Global MLS
• 2023-12-13 Pending — Global MLS
• 2023-11-02 Relisted — Global MLS
• 2023-10-11 Price Changed $119,900 Global MLS
• 2023-09-13 Price Changed $129,900 Global MLS
• 2023-08-09 Relisted — Global MLS
• 2023-08-09 Price Changed $134,900 Global MLS
• 2023-07-29 Pending — Global MLS
• 2023-07-29 Listing Removed — Global MLS
• 2023-07-28 Listing Removed — Global MLS
• 2023-07-11 Price Changed $139,900 Global MLS
• 2023-06-06 Price Changed $149,900 Global MLS
• 2023-05-10 Price Changed $159,900 Global MLS
• 2023-03-31 Price Changed $169,900 Global MLS
• 2023-02-23 Listed $179,900 Global MLS
• 2022-11-18 Sold (Public Records) $186,500 Public Records
• 2005-02-15 Sold (Public Records) $95,800 Public Records
• 1995-10-19 Sold (Public Records) $37,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,488 · +3.5% YoY. Source: county tax records.