35 Monroe St · St. Johnsville, NY 13452

$48,500

3 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 65 Days on market

Built 1880 0.41 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This late 1800s home is the start of a project too soon forgotten. The large wrap around porch was a safety hazard, so that has been removed. New hardwood floors, and a newer roof, mean just the kitchens and bathrooms are all that needs your own personal touch. Not currently move in ready. Due to lack of utilities, this is cash only.

Key facts

• 0.41 acre lot
• Parking
• Built 1880

Property features AI

Exterior

• Parking: Driveway with space for 1 vehicle; Street parking available on one side of Monroe
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Fixer condition
• Construction: Brick construction; Asphalt roof
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the second level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced-air heating
• Interior features: Unfinished walk-out basement; 11 total rooms
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Zoned schools: Oppenheim-Ephratah-St Johnsville Elementary School (math 27% / reading 57%, 391 students, 54% FRL); Oppenheim-Ephratah-St Johnsville Junior/Senior High School (math 32% / reading 47%, grade F, #1,060 of 1,100 statewide, top 97%, 361 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($335 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.84% ✓
• Cap rate: 24.89%
• Cash-on-cash: 66.42%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $202,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 John St	0.41mi	4/1.5 (+1)	2,170 (+2%)	9mo	$53,500	$25	63
26 Washington St	0.12mi	3/1.5	1,832 (-14%)	14mo	$220,000	$120	58
28 S Division St	0.39mi	3/2.0	2,000 (-6%)	22mo	$190,000	$95	53
7482 State Highway 5	0.35mi	4/2.0 (+1)	2,302 (+8%)	18mo	$169,148	$73	50
23 Failing Ave	0.56mi	3/2.0	1,944 (-9%)	13mo	$189,000	$97	49
7694 State Highway 5	0.72mi	4/1.0 (+1)	1,912 (-10%)	11mo	$125,025	$65	32

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: 77.8%
• Equity multiple: 6.47×
• Total profit: $74,309
• Equity at exit: $43,693

10-year hold

• IRR: 71.9%
• Equity multiple: 14.34×
• Total profit: $181,222
• Equity at exit: $94,225

Cash invested: $13,580 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $752

Break-even live

Break-even rent $424

Max offer price $48,500

Occupancy floor 40%

Sensitivity live

Price	-10% $785	-5% $768	+0% $752	+5% $735	+10% $718
Rent	-10% $643	-5% $697	+0% $752	+5% $806	+10% $860
Rate	-1.0pp $776	-0.5pp $764	base $752	+0.5pp $739	+1.0pp $726

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $48,500 Active 65 DOM
2. 2026-06-21
   days on market $48,500 Active 64 DOM
3. 2026-06-18
   days on market $48,500 Active 62 DOM
4. 2026-06-17
   days on market $48,500 Active 61 DOM
5. 2026-06-16
   days on market $48,500 Active 60 DOM
6. 2026-06-16
   price $48,500 Active 59 DOM
7. 2026-06-15
   days on market $50,000 Active 59 DOM
8. 2026-06-13
   days on market $50,000 Active 57 DOM
9. 2026-06-12
   days on market $50,000 Active 56 DOM
10. 2026-06-09
    days on market $50,000 Active 53 DOM
11. 2026-06-08
    days on market $50,000 Active 52 DOM
12. 2026-06-07
    days on market $50,000 Active 51 DOM
13. 2026-06-05
    days on market $50,000 Active 49 DOM
14. 2026-06-04
    pricedays on market $50,000 Active 47 DOM
15. 2026-06-02
    days on market $54,000 Active 46 DOM
16. 2026-06-01
    days on market $54,000 Active 45 DOM
17. 2026-05-31
    days on market $54,000 Active 44 DOM
18. 2026-04-17
    listed $55,000 Active
19. 2025-12-06
    historical
20. 2025-08-04
    listed $90,000 Active
21. 2024-12-04
    historical $1,350
22. 2024-11-14
    price $1,350
23. 2024-11-14
    listed $1,310
24. 2024-01-14
    historical
25. 2023-12-20
    listed $49,000 Active
26. 2023-12-20
    historical
27. 2023-12-01
    listed $49,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,509
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,411
• Taxable income: $8,770
• Est. tax owed @ 24.0%: −$2,105
• After-tax cash flow: $6,915/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

+12.2% since first listed

10 events — show timeline

• 2026-04-17 Listed $55,000 Global MLS
• 2025-12-06 Listing Removed — Global MLS
• 2025-08-04 Listed $90,000 Global MLS
• 2024-12-04 Rental Removed $1,350 TURBOTENANT
• 2024-11-14 Price Changed $1,350 TURBOTENANT
• 2024-11-14 Listed for Rent $1,310 TURBOTENANT
• 2024-01-14 Listing Removed — Global MLS
• 2023-12-20 Listing Removed — Global MLS
• 2023-12-20 Listed $49,000 Global MLS
• 2023-12-01 Listed $49,000 Global MLS

Property tax history

+2.4%/yr

Latest (2025): $2,846 · +2.2% YoY. Source: county tax records.