21 Monroe St · St. Johnsville, NY 13452

$120,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 58 Days on market

Built 1904 10,018 sqft lot Est $187k · 36% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.7/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 21 Monroe St!. This house is freshly updated. New roof, new floors, new kitchen. First floor laundry. There are 4 bedrooms upstairs, but the 4th one would make a better office or walk in closet than it would bedroom.

Key facts

• New floors
• New kitchen
• First floor laundry

Tags

• NEW ROOF
• NEW FLOORS
• NEW KITCHEN
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Utilities: 150 Amp electric service; Public water; Public sewer
• Home design: Single family residence; Updated/Remodeled
• Construction: Brick and cedar construction
• Exterior features: Shingle roof; Lot approximately 0.23 acres

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Updated/remodeled interior; 9 total rooms; Unfinished basement
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $46 ($555/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Oppenheim-Ephratah-St. Johnsville CSD (rural): math 30% / reading 52% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -11% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 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 $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $186,504
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Spring St	0.23mi	3/1.0	1,568 (-4%)	2mo	$110,000	$70	80
54 Monroe St	0.16mi	3/2.0	1,622 (-1%)	10mo	$185,000	$114	79
28 Ann St	0.21mi	3/2.0	1,596 (-2%)	12mo	$145,000	$91	72
37 Fowler Dr	0.45mi	3/2.0	1,666 (+2%)	2mo	$225,000	$135	70
26 Washington St	0.09mi	3/1.5	1,832 (+12%)	14mo	$220,000	$120	63
14 West St	0.38mi	3/2.0	1,739 (+6%)	8mo	$210,000	$121	61
8 John St	0.32mi	4/1.5 (+1)	1,672 (+2%)	23mo	$37,100	$22	55
15 Rockefeller Dr	0.36mi	2/3.0 (-1)	1,477 (-10%)	18mo	$195,000	$132	39
7695 State Highway 5	0.66mi	2/1.0 (-1)	1,430 (-13%)	6mo	$106,000	$74	38

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $68,361
• Equity at exit: $108,106

10-year hold

• IRR: 22.4%
• Equity multiple: 6.93×
• Total profit: $199,123
• Equity at exit: $233,134

Cash invested: $33,600 (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 13452

• Home prices YoY: 3.4%
• Active inventory: 34
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,670/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $46

Break-even live

Break-even rent $1,141

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $80	+0% $46	+5% $12	+10% $-22
Rent	-10% $-49	-5% $-1	+0% $46	+5% $94	+10% $141
Rate	-1.0pp $107	-0.5pp $77	base $46	+0.5pp $15	+1.0pp $-17

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Center St Saint Johnsville, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.18mi

Listing history 39 events

1. 2026-06-21
   days on market $120,000 Active 58 DOM
2. 2026-06-21
   days on market $120,000 Active 57 DOM
3. 2026-06-18
   days on market $120,000 Active 55 DOM
4. 2026-06-17
   days on market $120,000 Active 54 DOM
5. 2026-06-16
   days on market $120,000 Active 53 DOM
6. 2026-06-15
   days on market $120,000 Active 52 DOM
7. 2026-06-13
   days on market $120,000 Active 50 DOM
8. 2026-06-12
   days on market $120,000 Active 49 DOM
9. 2026-06-09
   days on market $120,000 Active 46 DOM
10. 2026-06-08
    days on market $120,000 Active 45 DOM
11. 2026-06-07
    days on market $120,000 Active 44 DOM
12. 2026-06-05
    days on market $120,000 Active 42 DOM
13. 2026-06-04
    pricedays on market $120,000 Active 40 DOM
14. 2026-06-02
    days on market $125,000 Active 39 DOM
15. 2026-06-01
    days on market $125,000 Active 38 DOM
16. 2026-05-31
    days on market $125,000 Active 37 DOM
17. 2026-04-24
    listed $125,000 Active
18. 2026-03-24
    price $125,000
19. 2026-03-16
    price $129,900
20. 2026-03-16
    status Active
21. 2026-02-11
    historical Contingent
22. 2026-02-11
    historical
23. 2026-02-10
    price $169,900
24. 2026-02-06
    listed $129,900 Active
25. 2026-01-14
    historical
26. 2025-08-04
    listed $110,000 Active
27. 2024-12-04
    historical $1,400
28. 2024-11-14
    listed $1,400
29. 2024-11-14
    historical $1,370
30. 2024-11-14
    listed $1,370
31. 2024-07-26
    soldstatus $45,000 Closed
32. 2024-03-26
    status Pending
33. 2024-03-18
    status Active
34. 2023-12-28
    status Pending
35. 2023-12-21
    historical
36. 2023-12-10
    price $59,900
37. 2023-10-16
    status Active
38. 2023-09-28
    historical Contingent
39. 2023-08-31
    listed $64,900 Active

ⓘ 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: $2,670 · $222/mo
• Projected year-2 tax: $2,670 · $222/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 ≥96°F today · 17 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: $14,400
• − Mortgage interest: −$6,722
• − Property taxes: −$2,670
• − Insurance: −$600
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,491
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $887/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: Oppenheim-Ephratah-St. Johnsville CSD
• NCES district ID: 3601107
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $39,730
• Composite: 34.25/100
• National rank: #5253
• State rank: #522 of 590 in NY

Livability — St. Johnsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Johnsville, NY
• Population (ZIP): 4,850

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.23%
• Current HPI: 342.6782
• 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

+92.6% since first listed

23 events — show timeline

• 2026-04-24 Listed $125,000 Global MLS
• 2026-03-24 Price Changed $125,000 Global MLS
• 2026-03-16 Price Changed $129,900 Global MLS
• 2026-03-16 Relisted — Global MLS
• 2026-02-11 Contingent — Global MLS
• 2026-02-11 Listing Removed — Global MLS
• 2026-02-10 Price Changed $169,900 Global MLS
• 2026-02-06 Listed $129,900 Global MLS
• 2026-01-14 Listing Removed — Global MLS
• 2025-08-04 Listed $110,000 Global MLS
• 2024-12-04 Rental Removed $1,400 TURBOTENANT
• 2024-11-14 Listed for Rent $1,400 TURBOTENANT
• 2024-11-14 Rental Removed $1,370 TURBOTENANT
• 2024-11-14 Listed for Rent $1,370 TURBOTENANT
• 2024-07-26 Sold (MLS) $45,000 Global MLS
• 2024-03-26 Pending — Global MLS
• 2024-03-18 Relisted — Global MLS
• 2023-12-28 Pending — Global MLS
• 2023-12-21 Listing Removed — Global MLS
• 2023-12-10 Price Changed $59,900 Global MLS
• 2023-10-16 Relisted — Global MLS
• 2023-09-28 Contingent — Global MLS
• 2023-08-31 Listed $64,900 Global MLS

Property tax history

+5.5%/yr

Latest (2025): $2,670 · +58.7% YoY. Source: county tax records.