6734 Star Rd · Lyon Mountain, NY 12934

$60,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 33 Days on market

Built 1971 0.60 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits in Ellenburg Center! This single-wide home is ideally situated near the Canadian border while still being within easy reach of Plattsburgh and nearby conveniences. Previously enjoyed as a seasonal property, the home offers potential for continued recreational use or future year-round living with updates and improvements. Whether you're searching for an affordable escape, an investment opportunity, or a place to personalize, this property is full of possibilities in a convenient North Country location.

Key facts

• Recreational use
• Near canadian border
• Seasonal property

Tags

• NEAR CANADIAN BORDER
• EASY REACH OF PLATTSBURGH
• SEASONAL PROPERTY
• RECREATIONAL USE
• INVESTMENT OPPORTUNITY
• NORTH COUNTRY LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.6 acres

Exterior

• Utilities: 100 Amp electric service; Water (private system implied by water purifier); Sewer information not provided
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Slab foundation; Built above grade (finished area 780)
• Exterior features: Shed(s)

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane stove heating; Ceiling fan(s); Wall/window air conditioning unit(s)
• Interior features: Water purifier (owned)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer/Dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,174 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Northern Adirondack Central School District (rural): math 47% / reading 49% proficiency, ranked #430 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $4k of equity ($415 loan paydown + $4k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $60k implies a 650% gain — meaningful room to come down on a strong offer.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1971 — 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. 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?
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: 1.46% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.13×
• Total profit: $35,726
• Equity at exit: $40,261

10-year hold

• IRR: 29.0%
• Equity multiple: 6.48×
• Total profit: $92,096
• Equity at exit: $75,315

Cash invested: $16,800 (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 12934

• Home prices YoY: 2.3%
• Active inventory: 6
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $251

Break-even live

Break-even rent $559

Max offer price $60,000

Occupancy floor 66%

Sensitivity live

Price	-10% $285	-5% $268	+0% $251	+5% $234	+10% $217
Rent	-10% $182	-5% $216	+0% $251	+5% $286	+10% $320
Rate	-1.0pp $281	-0.5pp $266	base $251	+0.5pp $235	+1.0pp $220

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 33 DOM
2. 2026-06-18
   days on market $60,000 Active 31 DOM
3. 2026-06-17
   days on market $60,000 Active 30 DOM
4. 2026-06-16
   days on market $60,000 Active 29 DOM
5. 2026-06-15
   days on market $60,000 Active 28 DOM
6. 2026-06-13
   days on market $60,000 Active 26 DOM
7. 2026-06-12
   days on market $60,000 Active 25 DOM
8. 2026-06-09
   days on market $60,000 Active 22 DOM
9. 2026-06-08
   days on market $60,000 Active 21 DOM
10. 2026-06-07
    days on market $60,000 Active 20 DOM
11. 2026-06-07
    days on market $60,000 Active 19 DOM
12. 2026-06-04
    days on market $60,000 Active 16 DOM
13. 2026-06-02
    days on market $60,000 Active 15 DOM
14. 2026-06-01
    days on market $60,000 Active 14 DOM
15. 2026-05-31
    days on market $60,000 Active 13 DOM
16. 2026-05-15
    listed $60,000 Active
17. 2001-11-02
    soldstatus $8,000

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,520
• − Mortgage interest: −$3,361
• − Property taxes: −$1,224
• − Insurance: −$300
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$1,745
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,482/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: Northern Adirondack Central School District
• NCES district ID: 3621260
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $44,656
• Composite: 40.62/100
• National rank: #3689
• State rank: #430 of 590 in NY

Livability — Lyon Mountain

• Score: 49/100
• State rank: #1174
• US rank: #25808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 226
• Population (ZIP): 1,147

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 (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 30% Slovak 3% Romanian 2%
• Foreign-born: 0% · Canada

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: ▲ 6.66%
• Current HPI: 296.8781
• 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

+650.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $60,000 ACVMLS
• 2001-11-02 Sold (Public Records) $8,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,224 · +8.1% YoY. Source: county tax records.