40 S Pearl St · Malone, NY 12953

$64,999

2 bd · 1.5 ba · 1,433 sqft · SingleFamily public records · 69 Days on market

Built 1890 6,098 sqft lot $45/sqft · 43% below area Est $114k · 43% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This charming 3-bedroom home offers comfort, style, and convenience all in one. Featuring a spacious and inviting layout, the home includes a bright living area, a well-appointed kitchen, and generously sized bedrooms perfect for family living or hosting guests. Situated in a desirable neighborhood close to schools, shopping, dining, and local amenities, this property combines everyday functionality with a welcoming atmosphere. Spacious big lot. Several upgrades have been made. , plumbing, electrical, freshly painted by a professional painter, new countertop and appliances. Home is newly renovated with an island, new LVP flooring, and an office. Fire pit. There is also a bonus room for your use. Enjoy a covered porch for the nice season. Whether you're a first-time buyer or looking to upgrade, this home is move-in ready and full of potential. Home is currently vacant. Bilco door to the basement for easy outdoor access.

Key facts

• Bright living area
• Several upgrades
• New countertop

Tags

• BRIGHT LIVING AREA
• WELL-APPOINTED KITCHEN
• GENEROUSLY SIZED BEDROOMS
• SEVERAL UPGRADES
• NEW COUNTERTOP
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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.
• Cap rate 10.8% vs local median 5.2% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• 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: 114 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 (10.0% 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 (10.0% 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 ~$32k 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 6y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $65k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,099 (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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 D 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 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: 1.59% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.2

CMA / ARV

• ARV (median comp): $114,448
• List price: $64,999
• Delta: -43.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Duane St	0.30mi	3/2.0 (+1)	1,450 (+1%)	21mo	$112,000	$77	60
25 Scott Drive Dr	0.22mi	3/1.5 (+1)	1,512 (+6%)	22mo	$155,000	$103	58
4 Scott Dr	0.21mi	3/1.0 (+1)	1,232 (-14%)	3mo	$161,000	$131	57
106 Academy Street St	0.26mi	2/1.5	1,545 (+8%)	23mo	$88,000	$57	55
31 South St	0.07mi	2/2.0	1,233 (-14%)	22mo	$105,000	$85	53
105 Webster St. St	0.37mi	3/1.5 (+1)	1,528 (+7%)	19mo	$98,000	$64	50
6 Harding Street St	0.41mi	3/2.0 (+1)	1,504 (+5%)	24mo	$115,000	$76	46
24 William St	0.69mi	2/1.5	1,250 (-13%)	18mo	$115,000	$92	32
43 Wellington St	0.69mi	3/2.0 (+1)	1,562 (+9%)	18mo	$156,000	$100	30
22 Willow St	0.55mi	3/1.0 (+1)	1,632 (+14%)	17mo	$87,000	$53	30
41 Edward St	0.75mi	3/2.0 (+1)	1,644 (+15%)	9mo	$123,000	$75	26
129 Franklin St	0.74mi	3/1.5 (+1)	1,627 (+14%)	22mo	$169,900	$104	19

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: 36.2%
• Equity multiple: 3.80×
• Total profit: $50,921
• Equity at exit: $58,556

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $138,004
• Equity at exit: $126,279

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 12953

• Home prices YoY: 7.2%
• Active inventory: 114
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$206 /mo · $2,467/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $242

Break-even live

Break-even rent $726

Max offer price $64,999

Occupancy floor 72%

Sensitivity live

Price	-10% $279	-5% $261	+0% $242	+5% $224	+10% $205
Rent	-10% $161	-5% $201	+0% $242	+5% $283	+10% $324
Rate	-1.0pp $275	-0.5pp $259	base $242	+0.5pp $225	+1.0pp $208

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 28 events

1. 2026-06-21
   days on market $64,999 Active 69 DOM
2. 2026-06-18
   days on market $64,999 Active 67 DOM
3. 2026-06-17
   days on market $64,999 Active 66 DOM
4. 2026-06-16
   days on market $64,999 Active 65 DOM
5. 2026-06-15
   days on market $64,999 Active 64 DOM
6. 2026-06-13
   days on market $64,999 Active 62 DOM
7. 2026-06-12
   days on market $64,999 Active 61 DOM
8. 2026-06-09
   days on market $64,999 Active 58 DOM
9. 2026-06-08
   days on market $64,999 Active 57 DOM
10. 2026-06-07
    days on market $64,999 Active 56 DOM
11. 2026-06-07
    pricedays on market $64,999 Active 55 DOM
12. 2026-06-04
    days on market $74,900 Active 52 DOM
13. 2026-06-02
    days on market $74,900 Active 51 DOM
14. 2026-06-01
    days on market $74,900 Active 50 DOM
15. 2026-05-31
    days on market $74,900 Active 49 DOM
16. 2026-04-12
    listed $74,900 Active 932-char remark

    Show marketing remark (932 chars)

    This charming 3-bedroom home offers comfort, style, and convenience all in one. Featuring a spacious and inviting layout, the home includes a bright living area, a well-appointed kitchen, and generously sized bedrooms perfect for family living or hosting guests. Situated in a desirable neighborhood close to schools, shopping, dining, and local amenities, this property combines everyday functionality with a welcoming atmosphere. Spacious big lot. Several upgrades have been made. , plumbing, electrical, freshly painted by a professional painter, new countertop and appliances. Home is newly renovated with an island, new LVP flooring, and an office. Fire pit. There is also a bonus room for your use. Enjoy a covered porch for the nice season. Whether you're a first-time buyer or looking to upgrade, this home is move-in ready and full of potential. Home is currently vacant. Bilco door to the basement for easy outdoor access.

17. 2024-07-30
    historical
18. 2023-07-12
    price $69,999
19. 2023-07-12
    price $69,999
20. 2023-03-22
    price $74,999
21. 2023-03-22
    price $74,999
22. 2023-01-27
    price $79,999
23. 2023-01-27
    price $79,999
24. 2022-12-27
    listed $89,999 Active
25. 2020-10-08
    soldstatus $9,000
26. 2020-05-06
    listed $14,900
27. 2001-10-31
    soldstatus $32,000
28. 1998-06-18
    soldstatus $13,000

ⓘ 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: $2,467 · $206/mo
• Projected year-2 tax: $2,467 · $206/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,391
• − Mortgage interest: −$3,641
• − Property taxes: −$2,467
• − Insurance: −$325
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,891
• Taxable income: $2,085
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,407/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 — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

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 (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▲ 17.73%
• Current HPI: 263.2406
• 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

+476.2% since first listed

13 events — show timeline

• 2026-04-12 Listed $74,900 SLCMLS
• 2024-07-30 Listing Removed — Global MLS
• 2023-07-12 Price Changed $69,999 ACVMLS
• 2023-07-12 Price Changed $69,999 Global MLS
• 2023-03-22 Price Changed $74,999 Global MLS
• 2023-03-22 Price Changed $74,999 ACVMLS
• 2023-01-27 Price Changed $79,999 Global MLS
• 2023-01-27 Price Changed $79,999 ACVMLS
• 2022-12-27 Listed $89,999 Global MLS
• 2020-10-08 Sold (MLS) $9,000 ACVMLS
• 2020-05-06 Listed $14,900 ACVMLS
• 2001-10-31 Sold (Public Records) $32,000 Public Records
• 1998-06-18 Sold (Public Records) $13,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,467 · -0.7% YoY. Source: county tax records.