82 Montcalm Ave · Plattsburgh, NY 12901

$230,000

3 bd · 3.0 ba · 1,313 sqft · MultiFamily public records · 266 Days on market

Built 1930 3,700 sqft lot $175/sqft · 33% below area Est $343k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Welcome to 82 Montcalm Avenue in Plattsburgh — a well-performing triplex that delivers $2,750 per month in gross rental income and a proven history of stable occupancy. This property features three one-bedroom, one-bathroom apartments with off-street parking, making it highly rentable and easy to manage. Rents are currently in line with market averages, providing immediate, reliable cash flow with built-in upside for an investor who wants to add value through light updates or improved management. Located within the City of Plattsburgh, this is a turnkey income property with consistent performance and clear long-term potential. A smart opportunity to start or strengthen your portfolio with real income from day one.

Key facts

• 3,700 sq ft lot
• Built 1930
• Listed 265 days

🏷️ Possibly a rental listed for sale. The $230,000 price doesn't fit this home's estimated sale value (~$342,561) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $341/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.8% in Plattsburgh — 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 75/100 on livability (#262 in NY, #4,134 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, employment D+, crime F.
• Plattsburgh City School District (town): math 33% / reading 55% proficiency, ranked #484 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $167k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (median comp): $342,561
• List price: $230,000
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $28,024
• Equity at exit: $34,294

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $108,831
• Equity at exit: $19,886

Cash invested: $64,400 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 176
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $3,460 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $1,023

Break-even live

Break-even rent $2,165

Max offer price $230,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,459
Total (3 units)			$3,460

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 266 DOM
2. 2026-06-17
   days on market $230,000 Active 265 DOM
3. 2026-06-16
   days on market $230,000 Active 264 DOM
4. 2026-06-15
   days on market $230,000 Active 263 DOM
5. 2026-06-13
   days on market $230,000 Active 261 DOM
6. 2026-06-12
   days on market $230,000 Active 260 DOM
7. 2026-06-09
   days on market $230,000 Active 257 DOM
8. 2026-06-08
   days on market $230,000 Active 256 DOM
9. 2026-06-07
   days on market $230,000 Active 255 DOM
10. 2026-06-07
    days on market $230,000 Active 254 DOM
11. 2026-06-04
    days on market $230,000 Active 251 DOM
12. 2026-06-02
    days on market $230,000 Active 250 DOM
13. 2026-06-01
    days on market $230,000 Active 249 DOM
14. 2026-05-31
    days on market $230,000 Active 248 DOM
15. 2025-09-25
    listed $230,000 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to 82 Montcalm Avenue in Plattsburgh — a well-performing triplex that delivers $2,750 per month in gross rental income and a proven history of stable occupancy. This property features three one-bedroom, one-bathroom apartments with off-street parking, making it highly rentable and easy to manage. Rents are currently in line with market averages, providing immediate, reliable cash flow with built-in upside for an investor who wants to add value through light updates or improved management. Located within the City of Plattsburgh, this is a turnkey income property with consistent performance and clear long-term potential. A smart opportunity to start or strengthen your portfolio with real income from day one.

16. 2023-03-29
    soldstatus $166,700 Closed 167-char remark

    Show marketing remark (167 chars)

    Income generating property with potential to grow. 2 of the 3 apartments are rented, has always rented easily. Off street parking is nice to have in this neighborhood.

17. 2022-12-05
    historical 167-char remark

    Show marketing remark (167 chars)

    Income generating property with potential to grow. 2 of the 3 apartments are rented, has always rented easily. Off street parking is nice to have in this neighborhood.

18. 2022-06-26
    listed $165,000 167-char remark

    Show marketing remark (167 chars)

    Income generating property with potential to grow. 2 of the 3 apartments are rented, has always rented easily. Off street parking is nice to have in this neighborhood.

19. 1993-05-27
    soldstatus $52,000

ⓘ 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: $4,899 · $408/mo
• Projected year-2 tax: $4,899 · $408/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,520
• − Mortgage interest: −$12,884
• − Property taxes: −$4,899
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,322
• − Management: −$3,322
• − Depreciation: −$6,691
• Taxable income: $9,254
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $10,057/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: Plattsburgh City School District
• NCES district ID: 3623280
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $38,322
• Composite: 36.61/100
• National rank: #4626
• State rank: #484 of 590 in NY

Livability — Plattsburgh

• Score: 75/100
• State rank: #262
• US rank: #4134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburgh, NY
• Population (ZIP): 32,012

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -73.55%
• Current HPI: 252.8692
• 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

+342.3% since first listed

5 events — show timeline

• 2025-09-25 Listed $230,000 ACVMLS
• 2023-03-29 Sold (MLS) $166,700 ACVMLS
• 2022-12-05 Delisted — ACVMLS
• 2022-06-26 Listed $165,000 ACVMLS
• 1993-05-27 Sold (Public Records) $52,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,899 · +11.8% YoY. Source: county tax records.