123 Duane St · Malone, NY 12953

$42,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 423 Days on market

Built 1880 Fair condition 1.10 ac lot 1-car garage $32/sqft · 65% below area

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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 +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

1300 Sq. Ft. Village home on a double lot. Separate parcel #'s Totals just over an acre. Taxes reflect both parcels. Home is a fixer upper with a lot of potential. Being sold as-is .

Key facts

• Double lot
• Sold as-is
• Fixer upper

Tags

• DOUBLE LOT
• FIXER UPPER
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 5.1% in Malone — 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 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: Davis Elementary School (math 8% / reading 27%, grade F, #2,004 of 2,108 statewide, top 95%, 563 students, 50% 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: 139 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 $4k of equity ($290 loan paydown + $4k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $28k (40%) 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 $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 2.64% ✓
• Cap rate: 23.01%
• Cash-on-cash: 59.69%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $118,352
• List price: $42,000
• Delta: -64.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Scott Dr	0.35mi	3/1.0	1,232 (-7%)	4mo	$161,000	$131	68
18 Willson St	0.09mi	4/2.0 (+1)	1,428 (+8%)	8mo	$170,000	$119	68
117 Duane Street St	0.02mi	3/1.0	1,158 (-13%)	13mo	$82,000	$71	67
14 South St	0.15mi	3/1.0	1,133 (-15%)	8mo	$91,000	$80	62
28 Branch St St	0.22mi	2/1.5 (-1)	1,196 (-10%)	7mo	$18,000	$15	61
48 Frankln St	0.34mi	2/1.0 (-1)	1,200 (-10%)	4mo	$97,850	$82	60
43 Branch St St	0.27mi	3/1.0	1,176 (-11%)	14mo	$125,000	$106	57
6 Woodward St St	0.39mi	3/1.5	1,160 (-12%)	5mo	$130,000	$112	55
72 Wellington St	0.45mi	3/1.0	1,188 (-10%)	16mo	$118,453	$100	48
27 Front st St	0.51mi	3/2.0	1,208 (-9%)	14mo	$38,000	$31	46
12 Spaulding Ave. Ave	0.62mi	3/1.5	1,156 (-13%)	7mo	$69,500	$60	42
8 Spaulding Ave Ave	0.60mi	4/1.0 (+1)	1,490 (+12%)	8mo	$67,000	$45	39

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: 71.9%
• Equity multiple: 6.11×
• Total profit: $60,146
• Equity at exit: $37,837

10-year hold

• IRR: 65.8%
• Equity multiple: 13.57×
• Total profit: $147,857
• Equity at exit: $81,597

Cash invested: $11,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 8 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $82,000 ($64/sqft)
• Median days on market: 186 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +39.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12953

• Home prices YoY: 7.2%
• Active inventory: 139
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $585

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 42%

Sensitivity live

Price	-10% $614	-5% $599	+0% $585	+5% $570	+10% $556
Rent	-10% $497	-5% $541	+0% $585	+5% $629	+10% $672
Rate	-1.0pp $606	-0.5pp $596	base $585	+0.5pp $574	+1.0pp $563

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: $10,500
• Closing costs: $1,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: On-site parkingDetached 1-car garage
• Utilities: Public waterPublic sewer150 Amp electric serviceCable availableElectricity available
• Home design: Single-family residenceTwo levelsFixer condition
• Construction: Vinyl and wood sidingMetal roofStone foundationBuilt as a residential single-family home
• Exterior features: Front porchWorkshopHas a viewPaved, public-maintained city street accessLot of about 1.1 acres

Interior

• Kitchen: Electric rangeMicrowave
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Propane heatingSpace heaterNo central air
• Interior features: Double-pane windowsFull basement
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 48 events

1. 2026-08-08
   days on market $42,000 Active 423 DOM
2. 2026-08-07
   days on market $42,000 Active 422 DOM
3. 2026-08-06
   days on market $42,000 Active 421 DOM
4. 2026-08-05
   days on market $42,000 Active 420 DOM
5. 2026-08-04
   days on market $42,000 Active 419 DOM
6. 2026-08-03
   days on market $42,000 Active 418 DOM
7. 2026-07-31
   days on market $42,000 Active 415 DOM
8. 2026-07-30
   days on market $42,000 Active 414 DOM
9. 2026-07-29
   days on market $42,000 Active 413 DOM
10. 2026-07-27
    days on market $42,000 Active 411 DOM
11. 2026-07-25
    days on market $42,000 Active 409 DOM
12. 2026-07-24
    days on market $42,000 Active 408 DOM
13. 2026-07-23
    days on market $42,000 Active 407 DOM
14. 2026-07-22
    days on market $42,000 Active 406 DOM
15. 2026-07-21
    days on market $42,000 Active 405 DOM
16. 2026-07-20
    days on market $42,000 Active 404 DOM
17. 2026-07-18
    days on market $42,000 Active 402 DOM
18. 2026-07-16
    days on market $42,000 Active 400 DOM
19. 2026-07-15
    days on market $42,000 Active 399 DOM
20. 2026-07-14
    days on market $42,000 Active 398 DOM
21. 2026-07-13
    days on market $42,000 Active 397 DOM
22. 2026-07-12
    days on market $42,000 Active 396 DOM
23. 2026-07-12
    days on market $42,000 Active 395 DOM
24. 2026-07-10
    days on market $42,000 Active 394 DOM
25. 2026-07-09
    days on market $42,000 Active 393 DOM
26. 2026-07-07
    days on market $42,000 Active 391 DOM
27. 2026-07-06
    days on market $42,000 Active 390 DOM
28. 2026-07-05
    days on market $42,000 Active 389 DOM
29. 2026-07-05
    days on market $42,000 Active 388 DOM
30. 2026-07-03
    days on market $42,000 Active 387 DOM
31. 2026-07-02
    days on market $42,000 Active 386 DOM
32. 2026-07-01
    days on market $42,000 Active 385 DOM
33. 2026-06-30
    days on market $42,000 Active 384 DOM
34. 2026-06-29
    days on market $42,000 Active 383 DOM
35. 2026-06-28
    days on market $42,000 Active 382 DOM
36. 2026-06-27
    days on market $42,000 Active 381 DOM
37. 2026-06-26
    days on market $42,000 Active 380 DOM
38. 2026-06-22
    days on market $42,000 Active 376 DOM
39. 2026-06-21
    days on market $42,000 Active 375 DOM
40. 2026-06-21
    days on market $42,000 Active 374 DOM
41. 2026-06-18
    days on market $42,000 Active 372 DOM
42. 2026-06-17
    days on market $42,000 Active 371 DOM
43. 2026-06-16
    days on market $42,000 Active 370 DOM
44. 2026-06-15
    days on market $42,000 Active 369 DOM
45. 2026-06-13
    days on market $42,000 Active 367 DOM
46. 2026-06-12
    days on market $42,000 Active 366 DOM
47. 2026-06-09
    remarks 184-char remark
48. 2026-06-09
    listed $42,000 Active 363 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,294
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,222
• Taxable income: $6,753
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $5,399/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $33,150–$59,670 screening

This home requires moderate renovations, including kitchen updates and exterior improvements, to increase its value for resale or rental.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Ceiling (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Visible water damage and discoloration on ceiling

Repairs flagged

• Moderate Kitchen cabinets — The cabinets appear dated and may need updating or replacement.
• Major Flooring — The flooring in the kitchen and living areas appears worn and may need replacement.
• Moderate Exterior siding — The exterior siding appears weathered and paint is peeling.
• Moderate Paint — Interior walls appear to have some discoloration and may need painting.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal and value. ↑
• Both Exterior painting and landscaping — Updating the exterior can improve curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Davis Elementary School F NY #2,004/2,108 Nat'l #35,051/41,679 Middle Malone Middle School F NY #678/729 Nat'l #11,766/14,009 High Franklin Academy High School A- NY #623/1,100 Nat'l #1,517/17,239

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

B Composite livability gradescore 70/100

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
• County: Franklin · 48,098 people
• Population (ZIP): 12,842
• Household income: $64,673
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: On-site parkingDetached 1-car garage
• Utilities: Public waterPublic sewer150 Amp electric serviceCable availableElectricity available
• Home design: Single-family residenceTwo levelsFixer condition
• Construction: Vinyl and wood sidingMetal roofStone foundationBuilt as a residential single-family home
• Exterior features: Front porchWorkshopHas a viewPaved, public-maintained city street accessLot of about 1.1 acres

Interior

• Kitchen: Electric rangeMicrowave
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Propane heatingSpace heaterNo central air
• Interior features: Double-pane windowsFull basement
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+147.1% since first listed

9 events — show timeline

• 2026-06-09 Relisted — ACVMLS
• 2026-06-09 Price Changed $42,000 ACVMLS
• 2025-09-21 Delisted — ACVMLS
• 2025-04-22 Price Changed $54,000 ACVMLS
• 2024-11-21 Price Changed $59,500 ACVMLS
• 2024-09-20 Listed $69,500 ACVMLS
• 2007-01-16 Sold (Public Records) $38,920 Public Records
• 2005-09-27 Sold (Public Records) $16,700 Public Records
• 2000-06-12 Sold (Public Records) $17,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,488 · -0.7% YoY. Source: county tax records.