10717 New York 22 · Mooers, NY 12958

$85,500

2 bd · 1.0 ba · 984 sqft · SingleFamily · 24 Days on market

Built 1982 Fair condition 0.35 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 +26.2/30.0
• DSCR +8.9/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

Key facts

• Exposed wood beams
• Open floorpan
• Sliding glass doors

Tags

• OPEN FLOORPAN
• EXPOSED WOOD BEAMS
• NEW ROOF
• SLIDING GLASS DOORS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Private well water; Septic tank; 100 Amp electric service
• Home design: Single family residence; One story
• Construction: Log construction; Metal roof
• Exterior features: Deck; Sliding doors; Shed(s); Level lot; Asphalt road access

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Ceiling fan(s); Cooling present
• Interior features: High ceilings; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#660 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, health & safety C-, crime F.
• Northeastern Clinton Central School District (rural): math 63% / reading 63% proficiency, ranked #203 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 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 $6k of equity ($591 loan paydown + $6k appreciation (6.6% 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 (6.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.

Recommended offer $84,217 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.75×
• Total profit: $41,856
• Equity at exit: $57,255

10-year hold

• IRR: 23.8%
• Equity multiple: 5.66×
• Total profit: $111,556
• Equity at exit: $107,000

Cash invested: $23,940 (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 12958

• Home prices YoY: 2.4%
• Active inventory: 17
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $218

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 74%

Sensitivity live

Price	-10% $277	-5% $247	+0% $218	+5% $188	+10% $159
Rent	-10% $137	-5% $177	+0% $218	+5% $258	+10% $298
Rate	-1.0pp $261	-0.5pp $239	base $218	+0.5pp $195	+1.0pp $173

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $85,500 Active 24 DOM
2. 2026-06-18
   days on market $85,500 Active 22 DOM
3. 2026-06-17
   days on market $85,500 Active 21 DOM
4. 2026-06-16
   days on market $85,500 Active 20 DOM
5. 2026-06-15
   days on market $85,500 Active 19 DOM
6. 2026-06-13
   days on market $85,500 Active 17 DOM
7. 2026-06-12
   days on market $85,500 Active 16 DOM
8. 2026-06-09
   days on market $85,500 Active 13 DOM
9. 2026-06-09
   price $85,500 Active 12 DOM
10. 2026-06-08
    days on market $89,900 Active 12 DOM
11. 2026-06-07
    days on market $89,900 Active 11 DOM
12. 2026-06-07
    statusdays on market $89,900 Active 10 DOM
13. 2026-05-17
    listed $89,900 Active
14. 2024-06-13
    soldstatus $75,000 Closed 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

15. 2024-05-06
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

16. 2024-03-21
    status Active 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

17. 2024-03-21
    historical 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

18. 2024-02-17
    price $79,900 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

19. 2024-01-18
    status Active 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

20. 2023-11-22
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

21. 2023-09-20
    listed $85,000 Active 270-char remark

    Show marketing remark (270 chars)

    Ranch style log home with everything on one level. Lots of potential to put your own personal touches on this home. Exposed log interior add to the charm of the home. Open floor plan extends to the deck off of the dining room and kitchen. Partially fenced in front yard.

22. 2004-06-18
    soldstatus $14,500 235-char remark

    Show marketing remark (235 chars)

    COPR OWNED SOLD AS IS 1 STORY LOG TYPE HOME W/ 2 BEDROOMS & LOFT 1 BATH 984 SQ FT MINUTES TO CANADA NEEDS ROOF 1 CAR ATTACHED GARAGE CASH PREFERRED PRESENT ALL OFFERS CALL FOR ADDENDAS WON'T LAST LONG -- Poor Condition

23. 2003-11-24
    listed $19,900 235-char remark

    Show marketing remark (235 chars)

    COPR OWNED SOLD AS IS 1 STORY LOG TYPE HOME W/ 2 BEDROOMS & LOFT 1 BATH 984 SQ FT MINUTES TO CANADA NEEDS ROOF 1 CAR ATTACHED GARAGE CASH PREFERRED PRESENT ALL OFFERS CALL FOR ADDENDAS WON'T LAST LONG -- Poor Condition

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

Taxation est. · year 1

• Rental income: $12,280
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,487
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,292/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on the kitchen and exterior. Upgrades in these areas can significantly enhance its value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Moderate Exterior siding — Weathered

Value-add opportunities

• Resale New kitchen appliances — Modern appliances enhance appeal
• Both Landscaping and curb appeal — Improved appearance attracts buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Exterior siding · Weathered	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances enhance appeal ↑
• Both Landscaping and curb appeal — Improved appearance attracts buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northeastern Clinton Central School District
• NCES district ID: 3621250
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $48,921
• Composite: 53.46/100
• National rank: #1461
• State rank: #203 of 590 in NY

Livability — Mooers

• Score: 66/100
• State rank: #660
• US rank: #12307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,650

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 13% Slovak 4% German 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▲ 6.64%
• Current HPI: 284.9337
• 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

+351.8% since first listed

11 events — show timeline

• 2026-05-17 Listed $89,900 ACVMLS
• 2024-06-13 Sold (MLS) $75,000 ACVMLS
• 2024-05-06 Pending — ACVMLS
• 2024-03-21 Relisted — ACVMLS
• 2024-03-21 Delisted — ACVMLS
• 2024-02-17 Price Changed $79,900 ACVMLS
• 2024-01-18 Relisted — ACVMLS
• 2023-11-22 Pending — ACVMLS
• 2023-09-20 Listed $85,000 ACVMLS
• 2004-06-18 Sold (MLS) $14,500 Global MLS
• 2003-11-24 Listed $19,900 Global MLS