35 Edgar St · Liberty, NY 12754

$416,000

6 bd · 3.0 ba · 2,458 sqft · MultiFamily public records · 21 Days on market

Built 1930 7,405 sqft lot Est $315k · 32% over

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Why this score? — see what drove the C+ 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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Triplex-- Ideal for investors or owner-occupants looking to generate rental income. This multi-unit features two 2-bedroom apartments and one 3-bedroom unit. Each apartment has its own electric meter. There are 2 porches and front and back driveways that provide parking for 5 cars. Conveniently located in the Town of Liberty, close to post offices, restaurants, and shops.

Key facts

• Near schools
• New stoves
• New plumbing

Tags

• THREE FAMILY PROPERTY
• NEW PLUMBING
• NEW STOVES
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR SCHOOLS

Property features AI

Finance

• Other: Located in Sullivan County

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Electricity available; Sewer connected
• Home design: Triplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units and one 3-bedroom unit (triplex configuration)
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: First-floor bedroom; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $416k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $367/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $416k).
• Recommended offer: $410k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.8% in Liberty — 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 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% 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 $116k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $335k; 24% 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,760 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $314,624
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Chestnut St	0.26mi	5/2.0 (-1)	2,181 (-11%)	16mo	$280,000	$128	47
50 Winslow Pl	0.75mi	6/4.0	2,784 (+13%)	18mo	$351,000	$126	24

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: 32.6%
• Equity multiple: 3.55×
• Total profit: $296,697
• Equity at exit: $374,766

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $818,550
• Equity at exit: $808,197

Cash invested: $116,480 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $4,866 high
• Mortgage (P&I): −$2,182
• Tax from tax record: −$388 /mo · $4,656/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,022
• Net cashflow: $1,101

Break-even live

Break-even rent $3,472

Max offer price $416,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,244
1× unit	3	1	$1,622
Total (3 units)			$4,866

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: $104,000
• Closing costs: $12,480
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Webster Ave Liberty, NY	6.0	1.0	2092	$1,750	$0.84	23d	1	0.11mi

Listing history 29 events

1. 2026-06-18
   days on market $416,000 Active 21 DOM
2. 2026-06-17
   days on market $416,000 Active 20 DOM
3. 2026-06-16
   days on market $416,000 Active 19 DOM
4. 2026-06-15
   days on market $416,000 Active 18 DOM
5. 2026-06-14
   days on market $416,000 Active 16 DOM
6. 2026-06-13
   days on market $416,000 Active 15 DOM
7. 2026-06-10
   days on market $416,000 Active 13 DOM
8. 2026-06-09
   days on market $416,000 Active 12 DOM
9. 2026-06-08
   days on market $416,000 Active 11 DOM
10. 2026-06-07
    days on market $416,000 Active 10 DOM
11. 2026-06-03
    days on market $416,000 Active 6 DOM
12. 2026-06-02
    days on market $416,000 Active 5 DOM
13. 2026-06-01
    days on market $416,000 Active 4 DOM
14. 2026-05-31
    days on market $416,000 Active 3 DOM
15. 2026-05-31
    days on market $416,000 Active 2 DOM
16. 2026-05-22
    listed $416,000 Active
17. 2025-03-27
    soldstatus $335,000
18. 2025-03-24
    soldstatus $335,000 Closed 375-char remark

    Show marketing remark (375 chars)

    Triplex-- Ideal for investors or owner-occupants looking to generate rental income. This multi-unit features two 2-bedroom apartments and one 3-bedroom unit. Each apartment has its own electric meter. There are 2 porches and front and back driveways that provide parking for 5 cars. Conveniently located in the Town of Liberty, close to post offices, restaurants, and shops.

19. 2024-11-29
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Triplex-- Ideal for investors or owner-occupants looking to generate rental income. This multi-unit features two 2-bedroom apartments and one 3-bedroom unit. Each apartment has its own electric meter. There are 2 porches and front and back driveways that provide parking for 5 cars. Conveniently located in the Town of Liberty, close to post offices, restaurants, and shops.

20. 2024-07-24
    listed $349,000 Active 375-char remark

    Show marketing remark (375 chars)

    Triplex-- Ideal for investors or owner-occupants looking to generate rental income. This multi-unit features two 2-bedroom apartments and one 3-bedroom unit. Each apartment has its own electric meter. There are 2 porches and front and back driveways that provide parking for 5 cars. Conveniently located in the Town of Liberty, close to post offices, restaurants, and shops.

21. 2023-10-17
    historical $1,400
22. 2023-08-03
    listed $1,400
23. 2022-09-27
    soldstatus $235,000
24. 2022-09-26
    soldstatus $235,000 Closed 354-char remark

    Show marketing remark (354 chars)

    Vacant 3 Units; 2 Two bedroom apartments, 1 Three bedroom apartment, all with separate entrances. Outside access to basement. Tenants pay for heat, hotwater, all separate electric meters, Dwelling is all electric. Average rents for two bedrooms are $1250 plus their utilities. Bring your investors. Selling the multifamily dwelling "As Is."

25. 2022-08-02
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Vacant 3 Units; 2 Two bedroom apartments, 1 Three bedroom apartment, all with separate entrances. Outside access to basement. Tenants pay for heat, hotwater, all separate electric meters, Dwelling is all electric. Average rents for two bedrooms are $1250 plus their utilities. Bring your investors. Selling the multifamily dwelling "As Is."

26. 2022-04-21
    price $249,000 354-char remark

    Show marketing remark (354 chars)

    Vacant 3 Units; 2 Two bedroom apartments, 1 Three bedroom apartment, all with separate entrances. Outside access to basement. Tenants pay for heat, hotwater, all separate electric meters, Dwelling is all electric. Average rents for two bedrooms are $1250 plus their utilities. Bring your investors. Selling the multifamily dwelling "As Is."

27. 2020-12-27
    listed $259,000 Active 354-char remark

    Show marketing remark (354 chars)

    Vacant 3 Units; 2 Two bedroom apartments, 1 Three bedroom apartment, all with separate entrances. Outside access to basement. Tenants pay for heat, hotwater, all separate electric meters, Dwelling is all electric. Average rents for two bedrooms are $1250 plus their utilities. Bring your investors. Selling the multifamily dwelling "As Is."

28. 2005-06-03
    soldstatus $41,000
29. 2002-07-18
    soldstatus $23,500

ⓘ 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: $4,656 · $388/mo
• Projected year-2 tax: $5,843 · $487/mo
• Expected delta: +$1,187/yr (+$99/mo · 25.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,392
• − Mortgage interest: −$23,302
• − Property taxes: −$4,656
• − Insurance: −$2,080
• − Repairs & maintenance: −$4,671
• − Management: −$4,671
• − Depreciation: −$12,102
• Taxable income: $6,909
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $11,557/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, NY
• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

+1670.2% since first listed

14 events — show timeline

• 2026-05-22 Listed $416,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-27 Sold (Public Records) $335,000 Public Records
• 2025-03-24 Sold (MLS) $335,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-24 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-17 Rental Removed $1,400 ONEKEY
• 2023-08-03 Listed for Rent $1,400 ONEKEY
• 2022-09-27 Sold (Public Records) $235,000 Public Records
• 2022-09-26 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-04-21 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-27 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2005-06-03 Sold (Public Records) $41,000 Public Records
• 2002-07-18 Sold (Public Records) $23,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,656 · +10.7% YoY. Source: county tax records.