53 Stratton Hill Rd · West Chazy, NY 12992

$259,000

None bd · None ba · 5,292 sqft · MultiFamily public records · 37 Days on market

Built 1801 0.74 ac lot

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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 +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully rented 4-plex makes a positive income with potential for much more. 3 apartments have individual oil furnaces, one has propane monitor and electric heat. Tenants pay heat and electricity and hot water. New exterior porches and staircases. 4 new hot water tanks. One new furnace, 2 others are 2019. Owner has never raised rents on existing tenants. One owner past 20 years. 4 garage stalls. Each apartment has exterior and interior individual entrances. Common area with coin-op laundry. Seller is NY State licensed Realtor and listing agent.

Key facts

• New hot water tanks
• Propane monitor
• New exterior porches

Tags

• FULLY RENTED 4-PLEX
• INDIVIDUAL OIL FURNACES
• PROPANE MONITOR
• ELECTRIC HEAT
• NEW EXTERIOR PORCHES
• NEW HOT WATER TANKS

Property features AI

Exterior

• Parking: Has a garage with 4 garage spaces; Off-street parking and parking lot available; Has open parking
• Utilities: Private well water; Septic tank sewer; Electricity connected (circuit breakers and fuses); Cable available and connected
• Home design: Residential income property (quadruplex); Two levels
• Construction: Brick construction; Stone foundation; Built as a quadruplex
• Exterior features: Metal roof; Paved road access; Garage(s) on property; Lot dimensions approximately 154 x 208

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Electric heating; Forced air; Oil heating
• Interior features: High-speed internet available; Aluminum and wood window frames
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $506/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,017 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment D+, schools D, crime F.
• Chazy Union Free School District (rural): math 72% / reading 65% proficiency, ranked #175 of 755 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $15k of equity ($2k loan paydown + $13k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $136k; list at $259k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1801 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1801 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.85% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.52%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 3.63×
• Total profit: $190,545
• Equity at exit: $148,646

10-year hold

• IRR: 40.5%
• Equity multiple: 7.40×
• Total profit: $463,805
• Equity at exit: $258,106

Cash invested: $72,520 (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 12992

• Home prices YoY: 1.9%
• Active inventory: 23
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $4,795 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$296 /mo · $3,552/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,007
• Net cashflow: $2,026

Break-even live

Break-even rent $2,231

Max offer price $259,000

Occupancy floor 53%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,796
Total (4 units)			$4,795

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $259,000 Active 37 DOM
2. 2026-06-17
   days on market $259,000 Active 36 DOM
3. 2026-06-16
   days on market $259,000 Active 35 DOM
4. 2026-06-15
   days on market $259,000 Active 34 DOM
5. 2026-06-13
   days on market $259,000 Active 32 DOM
6. 2026-06-12
   days on market $259,000 Active 31 DOM
7. 2026-06-09
   days on market $259,000 Active 28 DOM
8. 2026-06-08
   days on market $259,000 Active 27 DOM
9. 2026-06-07
   days on market $259,000 Active 26 DOM
10. 2026-06-05
    days on market $259,000 Active 24 DOM
11. 2026-06-04
    days on market $259,000 Active 22 DOM
12. 2026-06-02
    days on market $259,000 Active 21 DOM
13. 2026-06-01
    days on market $259,000 Active 20 DOM
14. 2026-05-31
    days on market $259,000 Active 19 DOM
15. 2026-05-12
    listed $259,000 Active 548-char remark
16. 2005-10-07
    soldstatus $136,000

ⓘ 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: $3,552 · $296/mo
• Projected year-2 tax: $3,964 · $330/mo
• Expected delta: +$413/yr (+$34/mo · 11.6%)

ⓘ 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 2/10 Low 2% 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: $57,540
• − Mortgage interest: −$14,508
• − Property taxes: −$3,552
• − Insurance: −$1,295
• − Repairs & maintenance: −$4,603
• − Management: −$4,603
• − Depreciation: −$7,535
• Taxable income: $21,444
• Est. tax owed @ 24.0%: −$5,147
• After-tax cash flow: $19,164/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: Chazy Union Free School District
• NCES district ID: 3607170
• Math proficiency: 72% ▲ 2.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $59,672
• Composite: 60.32/100
• National rank: #1727
• State rank: #175 of 755 in NY

Livability — West Chazy

• Score: 59/100
• State rank: #1017
• US rank: #19865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,129
• Population (ZIP): 4,129

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 12% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% German/W. Germanic 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: ▲ 5.12%
• Current HPI: 271.1612
• 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

+90.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $259,000 ACVMLS
• 2005-10-07 Sold (Public Records) $136,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,552 · -2.3% YoY. Source: county tax records.