9 Church St · Lyon Mountain, NY 12934

$100,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 12 Days on market

Built 1870 0.29 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 +27.0/30.0
• DSCR +9.3/10.0
• Appreciation +8.3/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming fixer-upper home brimming with untapped potential and original character. Kitchen offers granite countertops, a classic farmhouse apron sink, white subway tile backsplash, and windows that floods the space with natural light. A newer Jotul-style wood-burning stove that provides supplemental heat and adds rustic appeal. Located on a dead end street with a playground in close proximity. Home is being SOLD AS-IS. Hot tub being sold as-is.

Key facts

• Hot tub
• Wood-burning stove
• Farmhouse apron sink

Tags

• GRANITE COUNTERTOPS
• FARMHOUSE APRON SINK
• SUBWAY TILE BACKSPLASH
• WOOD-BURNING STOVE
• DEAD END STREET
• HOT TUB

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway; Garage faces front; Open parking available
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service; Electricity connected; Cable available
• Home design: Single family residence; Two stories; Fixer condition
• Construction: Vinyl and wood siding; Metal roof; Stone foundation; House built (two-level) with unfinished basement
• Exterior features: Front porch; Few trees on the lot; Paved road access; Has a view; Fuel tank(s); Additional garage structure

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Fireplace heating; No central air
• Interior features: Wood-frame windows; Tile flooring; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 49/100 on livability (#1,174 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: health & safety C-, amenities F, commute F.
• Northern Adirondack Central School District (rural): math 47% / reading 49% proficiency, ranked #430 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Adirondack Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 387 students, 52% FRL); Northern Adirondack Middle/High School (math 57% / reading 52%, grade C-, #912 of 1,100 statewide, top 85%, 417 students, 53% FRL).
• Market conditions: 6 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 $7k of equity ($691 loan paydown + $7k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1870 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.81×
• Total profit: $50,717
• Equity at exit: $67,102

10-year hold

• IRR: 24.6%
• Equity multiple: 5.80×
• Total profit: $134,402
• Equity at exit: $125,525

Cash invested: $28,000 (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 12934

• Home prices YoY: 2.3%
• Active inventory: 6
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $280

Break-even live

Break-even rent $905

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $337	-5% $308	+0% $280	+5% $252	+10% $223
Rent	-10% $180	-5% $230	+0% $280	+5% $330	+10% $379
Rate	-1.0pp $330	-0.5pp $305	base $280	+0.5pp $254	+1.0pp $228

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   statusdays on market $100,000 Pending 12 DOM
2. 2026-06-18
   days on market $100,000 Active 10 DOM
3. 2026-06-17
   days on market $100,000 Active 9 DOM
4. 2026-06-16
   days on market $100,000 Active 8 DOM
5. 2026-06-15
   days on market $100,000 Active 7 DOM
6. 2026-06-13
   days on market $100,000 Active 5 DOM
7. 2026-06-12
   days on market $100,000 Active 4 DOM
8. 2026-06-09
   remarks 448-char remark
9. 2026-06-09
   listed $100,000 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 1/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,117
• − Mortgage interest: −$5,602
• − Property taxes: −$1,790
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,909
• Taxable income: $1,897
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,904/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: Northern Adirondack Central School District
• NCES district ID: 3621260
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $44,656
• Composite: 40.62/100
• National rank: #3689
• State rank: #430 of 590 in NY

Livability — Lyon Mountain

• Score: 49/100
• State rank: #1174
• US rank: #25808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 226
• Population (ZIP): 1,147

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 (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 30% Slovak 3% Romanian 2%
• Foreign-born: 0% · Canada

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: ▲ 6.66%
• Current HPI: 296.8781
• 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

+400.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $100,000 ACVMLS
• 2002-09-18 Sold (Public Records) $20,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,790 · +5.4% YoY. Source: county tax records.