940 Peasleeville Rd · Cadyville, NY 12985

$70,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 92 Days on market

Built 1856 6.00 ac lot $59/sqft · 75% 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
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This listing features 6 acres located in the country 3 Bedrm, 1 1/2 Baths, large living room, kitchen/ dining area. Attached 2 car garage and two older out buildings located on the same property. Being so ''AS IS ''

Key facts

• 6 acres
• Large living room
• Kitchen dining area

Tags

• 6 ACRES
• LARGE LIVING ROOM
• KITCHEN DINING AREA
• ATTACHED 2 CAR GARAGE
• TWO OLDER OUT BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Peru Central School District (rural): math 35% / reading 48% proficiency, ranked #483 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $3k of equity ($484 loan paydown + $2k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; flood insurance adds $66/mo; built in 1856 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1856 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 4.9

CMA / ARV

• ARV (median comp): $400,000
• List price: $70,000
• Delta: -82.50%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.26×
• Total profit: $24,793
• Equity at exit: $32,859

10-year hold

• IRR: 22.6%
• Equity multiple: 4.37×
• Total profit: $66,005
• Equity at exit: $51,743

Cash invested: $19,600 (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 12985

• Home prices YoY: 1.4%
• Active inventory: 6
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$243 /mo · $2,916/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $234

Break-even live

Break-even rent $893

Max offer price $70,000

Occupancy floor 75%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 92 DOM
2. 2026-06-18
   days on market $70,000 Active 91 DOM
3. 2026-06-17
   days on market $70,000 Active 90 DOM
4. 2026-06-16
   days on market $70,000 Active 89 DOM
5. 2026-06-15
   days on market $70,000 Active 88 DOM
6. 2026-06-14
   days on market $70,000 Active 86 DOM
7. 2026-06-13
   days on market $70,000 Active 85 DOM
8. 2026-06-10
   days on market $70,000 Active 83 DOM
9. 2026-06-09
   days on market $70,000 Active 82 DOM
10. 2026-06-08
    days on market $70,000 Active 81 DOM
11. 2026-06-07
    days on market $70,000 Active 80 DOM
12. 2026-06-03
    days on market $70,000 Active 76 DOM
13. 2026-06-02
    days on market $70,000 Active 75 DOM
14. 2026-06-01
    days on market $70,000 Active 74 DOM
15. 2026-05-31
    days on market $70,000 Active 73 DOM
16. 2026-05-30
    days on market $70,000 Active 72 DOM
17. 2026-04-10
    price $85,000 215-char remark

    Show marketing remark (215 chars)

    This listing features 6 acres located in the country 3 Bedrm, 1 1/2 Baths, large living room, kitchen/ dining area. Attached 2 car garage and two older out buildings located on the same property. Being so ''AS IS ''

18. 2026-03-17
    listed $95,000 Active 215-char remark

    Show marketing remark (215 chars)

    This listing features 6 acres located in the country 3 Bedrm, 1 1/2 Baths, large living room, kitchen/ dining area. Attached 2 car garage and two older out buildings located on the same property. Being so ''AS IS ''

19. 2025-12-27
    price $125,000
20. 2025-11-11
    price $130,000
21. 2025-10-05
    price $135,000
22. 1998-12-16
    soldstatus $76,000

ⓘ 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: $2,916 · $243/mo
• Projected year-2 tax: $2,916 · $243/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $14,275
• − Mortgage interest: −$3,921
• − Property taxes: −$2,916
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,036
• Taxable income: $1,970
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $2,336/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: Peru Central School District
• NCES district ID: 3622830
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $59,762
• Composite: 36.62/100
• National rank: #4621
• State rank: #483 of 590 in NY

Livability — Cadyville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 775

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 12% Danish 3% Romanian 3%
• Languages at home: 95% English-only · German/W. Germanic 4% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▲ 3.35%
• Current HPI: 240.8565
• 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

+11.8% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $85,000 ACVMLS
• 2026-03-17 Listed $95,000 ACVMLS
• 2025-12-27 Price Changed $125,000 ACVMLS
• 2025-11-11 Price Changed $130,000 ACVMLS
• 2025-10-05 Price Changed $135,000 ACVMLS
• 1998-12-16 Sold (Public Records) $76,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,916 · -1.4% YoY. Source: county tax records.