24 Albion St · Liberty, NY 12754

$165,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.34 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in Liberty within Sullivan County and served by the Liberty School District, this 2-bedroom, 1-bath Colonial offers 1,092 square feet of comfortable living space on a 14,810 sq ft lot. Priced at $165,000, this property is a strong option for buyers searching for an affordable home with city water and city sewer, public road access, and a manageable yard size. Built in 1960, the home features frame construction with vinyl siding, offering a low-maintenance exterior and classic curb appeal. The first floor includes a living room, kitchen, and hall bath, creating a practical layout that feels open yet defined. If you are looking for a home with laminate flooring and a traditional Colon

Key facts

• Practical layout
• Public road access
• City water

Tags

• CITY WATER
• CITY SEWER
• PUBLIC ROAD ACCESS
• LOW MAINTENANCE EXTERIOR
• PRACTICAL LAYOUT
• MOVE IN READY

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Public sewer; Cable available and connected; Electricity available and connected
• Home design: Single-family residence
• Construction: Other construction materials; Other foundation type
• Exterior features: Not waterfront; Driveway

Interior

• Kitchen: No appliances listed
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heat; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Unfinished basement; Scuttle attic; Total of 5 rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $63 ($752/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.7% below list).
• Recommended offer: $159k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Liberty — 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 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 691 students, 64% FRL); Liberty Middle School (math 12% / reading 29%, grade F, #664 of 729 statewide, top 91%, 529 students, 68% FRL); Liberty High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 596 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liberty Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $35k; list at $165k implies a 371% gain — meaningful room to come down on a strong offer.

Recommended offer $158,940 (3.7% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

No comps found within radius.

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: $93,910
• Equity at exit: $148,645

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $273,524
• Equity at exit: $320,559

Cash invested: $46,200 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$259 /mo · $3,107/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $63

Break-even live

Break-even rent $1,510

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $156	-5% $109	+0% $63	+5% $16	+10% $-31
Rent	-10% $-63	-5% $0	+0% $63	+5% $125	+10% $188
Rate	-1.0pp $146	-0.5pp $105	base $63	+0.5pp $20	+1.0pp $-24

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
284 S Main St Apt 2 Liberty, NY	3.0	1.0	750	$1,600	$2.13	24d	1	0.53mi
221 Chestnut St Unit 3 Liberty, NY	2.0	1.0	750	$1,750	$2.33	24d	1	0.69mi
221 Chestnut St Unit 1 Liberty, NY	2.0	1.0	600	$1,450	$2.42	24d	1	0.69mi
56 Golden Park Ln Liberty, NY	1.0	1.0	600	$669	$1.11	15d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 20 DOM
2. 2026-06-17
   days on market $165,000 Active 19 DOM
3. 2026-06-16
   days on market $165,000 Active 18 DOM
4. 2026-06-15
   days on market $165,000 Active 17 DOM
5. 2026-06-14
   days on market $165,000 Active 15 DOM
6. 2026-06-13
   days on market $165,000 Active 14 DOM
7. 2026-06-10
   days on market $165,000 Active 12 DOM
8. 2026-06-09
   days on market $165,000 Active 11 DOM
9. 2026-06-08
   days on market $165,000 Active 10 DOM
10. 2026-06-07
    days on market $165,000 Active 9 DOM
11. 2026-06-03
    days on market $165,000 Active 5 DOM
12. 2026-06-02
    days on market $165,000 Active 4 DOM
13. 2026-06-01
    days on market $165,000 Active 3 DOM
14. 2026-05-31
    days on market $165,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $165,000 Active 1 DOM

ⓘ 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: $3,107 · $259/mo
• Projected year-2 tax: $3,107 · $259/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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,073
• − Mortgage interest: −$9,243
• − Property taxes: −$3,107
• − Insurance: −$825
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,800
• Taxable loss: −$1,954
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $1,221/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, NY
• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

+288.2% since first listed

9 events — show timeline

• 2026-05-29 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2007-01-23 Sold (MLS) $35,000 HGMLS
• 2006-12-23 Delisted — HGMLS
• 2006-12-08 Listed $30,000 HGMLS
• 1996-03-18 Sold (Public Records) $35,000 Public Records
• 1987-07-07 Sold (Public Records) $42,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $3,107 · +8.4% YoY. Source: county tax records.