127 William St · Malone, NY 12953

$123,000

2 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 17 Days on market

Built 1860 0.27 ac lot Est $104k · 18% over

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Why this score? — see what drove the D- 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 +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks

127 William St offers charm, updates, and flexible living space on a . 27-acre lot in the Village of Malone. Public records list the home as a 2 bedroom, 1 bath, but the main floor includes an additional room that could easily be used as a first-floor primary suite, guest space, office, playroom, or second living area depending on the buyer's needs. Inside, you'll find spacious rooms, updated flooring, a stylish kitchen with dark cabinetry, tile backsplash, gas range, and great natural light. The large bathroom features a soaking tub, tiled shower, modern flooring, and plenty of space. Upstairs offers two bedrooms, including a roomy bedroom with sloped ceilings and character. Outside, the p

Key facts

• Great natural light
• Soaking tub
• Stylish kitchen

Tags

• FIRST-FLOOR PRIMARY SUITE
• STYLISH KITCHEN
• GAS RANGE
• GREAT NATURAL LIGHT
• SOAKING TUB
• TILED SHOWER

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single-family residence; Residential property; Updated/remodeled condition
• Construction: Metal roof
• Exterior features: Enclosed patio/porch; Front porch; Paved road access

Interior

• Kitchen: Free-standing gas range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Updated/remodeled interior; Free-standing gas range; Microwave; Refrigerator
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (18.7% below list).
• Recommended offer: $100k (18.7% below list) — sets the bar for 1% rule.

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: employment D+, crime D-, amenities F.
• 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.
• Zoned schools: Flanders Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 201 students, 51% FRL); Malone Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 500 students, 52% FRL); Franklin Academy High School (math 82% / reading 70%, grade A-, #623 of 1,100 statewide, top 57%, 719 students, 47% FRL).
• Market conditions: 115 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 $13k of equity ($850 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $123k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,983 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1860 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $104,380
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 William St	0.09mi	3/1.0 (+1)	1,156 (-6%)	8mo	$82,400	$71	74
24 William St	0.25mi	2/1.5	1,250 (+2%)	18mo	$115,000	$92	69
4 Scott Dr	0.50mi	3/1.0 (+1)	1,232 (+0%)	3mo	$161,000	$131	68
28 Branch St St	0.68mi	2/1.5	1,196 (-3%)	5mo	$18,000	$15	58
12 Spaulding Ave. Ave	0.54mi	3/1.5 (+1)	1,156 (-6%)	5mo	$69,500	$60	54
20 Beman St	0.46mi	2/1.5	1,350 (+10%)	19mo	$80,000	$59	44
43 Branch St St	0.74mi	3/1.0 (+1)	1,176 (-4%)	12mo	$125,000	$106	43
31 South St	0.73mi	2/2.0	1,233 (+0%)	22mo	$105,000	$85	43

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $62,635
• Equity at exit: $110,808

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $187,929
• Equity at exit: $238,962

Cash invested: $34,440 (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: 115
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-69

Break-even live

Break-even rent $1,087

Max offer price $110,866

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-34	+0% $-69	+5% $-104	+10% $-138
Rent	-10% $-148	-5% $-108	+0% $-69	+5% $-29	+10% $10
Rate	-1.0pp $-7	-0.5pp $-37	base $-69	+0.5pp $-101	+1.0pp $-133

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $123,000 Pending 17 DOM
2. 2026-06-08
   days on market $123,000 Active 17 DOM
3. 2026-06-07
   days on market $123,000 Active 16 DOM
4. 2026-06-07
   days on market $123,000 Active 15 DOM
5. 2026-06-04
   days on market $123,000 Active 12 DOM
6. 2026-06-02
   days on market $123,000 Active 11 DOM
7. 2026-06-01
   days on market $123,000 Active 10 DOM
8. 2026-05-31
   days on market $123,000 Active 9 DOM
9. 2026-05-21
   listed $123,000 Active
10. 1994-11-28
    soldstatus $36,000

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$66/yr (+$5/mo · 3.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $11,998
• − Mortgage interest: −$6,890
• − Property taxes: −$1,947
• − Insurance: −$615
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,578
• Taxable loss: −$2,952
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $-116/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

+241.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $123,000 ACVMLS
• 1994-11-28 Sold (Public Records) $36,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,947 · -0.7% YoY. Source: county tax records.