804 Depot St · Burke, NY 12917

$65,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 69 Days on market

Built 1920 1.08 ac lot $46/sqft · 62% below area

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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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Property includes 2 lots

Key facts

• 2 lots
• 1.08 acre lot
• 2 parking spots

Tags

• 2 LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#859 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (9.4% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.52%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (median comp): $172,698
• List price: $65,000
• Delta: -62.36%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Depot ST St	0.14mi	3/2.0	1,300 (-8%)	1mo	$95,000	$73	76

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

Projected returns pro-forma

9.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 4.53×
• Total profit: $64,267
• Equity at exit: $55,798

10-year hold

• IRR: 42.5%
• Equity multiple: 10.01×
• Total profit: $164,029
• Equity at exit: $117,512

Cash invested: $18,200 (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 12917

• Home prices YoY: 3.4%
• Active inventory: 18
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $493

Break-even live

Break-even rent $618

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $530	-5% $512	+0% $493	+5% $475	+10% $456
Rent	-10% $395	-5% $444	+0% $493	+5% $542	+10% $591
Rate	-1.0pp $526	-0.5pp $510	base $493	+0.5pp $476	+1.0pp $459

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   remarks 73-char remark
2. 2026-06-21
   pricedays on market $65,000 Active 69 DOM
3. 2026-06-18
   days on market $70,000 Active 67 DOM
4. 2026-06-17
   days on market $70,000 Active 66 DOM
5. 2026-06-16
   days on market $70,000 Active 65 DOM
6. 2026-06-15
   days on market $70,000 Active 64 DOM
7. 2026-06-13
   days on market $70,000 Active 62 DOM
8. 2026-06-12
   days on market $70,000 Active 61 DOM
9. 2026-06-09
   days on market $70,000 Active 58 DOM
10. 2026-06-08
    days on market $70,000 Active 57 DOM
11. 2026-06-07
    days on market $70,000 Active 56 DOM
12. 2026-06-07
    days on market $70,000 Active 55 DOM
13. 2026-06-04
    days on market $70,000 Active 52 DOM
14. 2026-06-02
    days on market $70,000 Active 51 DOM
15. 2026-06-01
    days on market $70,000 Active 50 DOM
16. 2026-05-31
    days on market $70,000 Active 49 DOM
17. 2026-04-12
    listed $70,000 Active 24-char remark

    Show marketing remark (24 chars)

    Property includes 2 lots

18. 2023-02-02
    soldstatus $20,000
19. 2023-01-30
    soldstatus $19,900 Closed 37-char remark

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

20. 2023-01-30
    soldstatus $19,900

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

21. 2023-01-09
    status Pending 37-char remark

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

22. 2023-01-01
    price $19,900 37-char remark

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

23. 2022-12-09
    price $24,900 37-char remark

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

24. 2022-11-02
    listed $29,900 Active 37-char remark

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

25. 2022-11-02
    listed $19,900

    Show marketing remark (37 chars)

    Please note this is a cash sale only,

26. 2022-03-28
    soldstatus $42,000
27. 2001-09-06
    soldstatus $27,500

ⓘ 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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,912
• − Mortgage interest: −$3,641
• − Property taxes: −$1,446
• − Insurance: −$325
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,891
• Taxable income: $5,223
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,666/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Burke

• Score: 62/100
• State rank: #859
• US rank: #16558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burke, NY
• Population (ZIP): 1,194

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5% Native American 3%
• Common ancestry: Lithuanian 18% Romanian 3% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 85% English-only · German/W. Germanic 14%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.41%
• Current HPI: 284.7739
• 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

+154.5% since first listed

11 events — show timeline

• 2026-04-12 Listed $70,000 ACVMLS
• 2023-02-02 Sold (Public Records) $20,000 Public Records
• 2023-01-30 Sold (MLS) $19,900 SLCMLS
• 2023-01-30 Sold (MLS) $19,900 ACVMLS
• 2023-01-09 Pending — ACVMLS
• 2023-01-01 Price Changed $19,900 ACVMLS
• 2022-12-09 Price Changed $24,900 ACVMLS
• 2022-11-02 Listed $19,900 SLCMLS
• 2022-11-02 Listed $29,900 ACVMLS
• 2022-03-28 Sold (Public Records) $42,000 Public Records
• 2001-09-06 Sold (Public Records) $27,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,446 · +0.2% YoY. Source: county tax records.