3186 Plank Rd · Mineville, NY 12956

$69,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 82 Days on market

Built 1850 9,583 sqft lot $59/sqft · 52% below area ↓ 8% since listing

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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 +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own for less than rent-Investor or Handyman Special- Different financing options- Cash Sale Preferred. Very affordable- Two story home with 3 bedrooms and 1 full bath with two decks. Public water and sewer. Vinyl siding, newer roof, forced hot air heat and newer hw tank. Laundry area. Deep lot with lots of space. Partially fenced. Needs work- Needs kitchen cabinets, paint and replace part of sill. OWNER COMPLETED REPAIRED PRICE-Moev in condition with new kitchen, fresh paint and flooring- $135,000. Brkr owner. Owner may assist with repairs at builder cost.

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1850

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#891 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Moriah Central School District (rural): math 41% / reading 52% proficiency, ranked #445 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moriah Elementary School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 385 students, 47% FRL); Moriah Junior-Senior High School (math 37% / reading 57%, grade D-, #1,007 of 1,100 statewide, top 93%, 316 students, 34% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Essex County population projected at -20% 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.67% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (median comp): $143,114
• List price: $69,000
• Delta: -51.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Foote St	0.36mi	3/2.0	1,189 (+2%)	4mo	$161,200	$136	73
13 Foote St	0.36mi	3/1.0	1,092 (-7%)	6mo	$61,170	$56	67
113 Joyce Rd	0.23mi	3/1.0	1,292 (+10%)	8mo	$143,000	$111	65
190 Raymond Wright Ave	0.18mi	3/1.0	1,302 (+11%)	22mo	$13,500	$10	54
107 Champlain Dr	0.72mi	3/1.0	1,254 (+7%)	2mo	$196,100	$156	53

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: 43.3%
• Equity multiple: 4.29×
• Total profit: $63,535
• Equity at exit: $62,161

10-year hold

• IRR: 37.5%
• Equity multiple: 9.63×
• Total profit: $166,782
• Equity at exit: $134,052

Cash invested: $19,320 (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 12956

• Home prices YoY: 4.1%
• Active inventory: 12
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $407

Break-even live

Break-even rent $638

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $446	-5% $427	+0% $407	+5% $387	+10% $368
Rent	-10% $316	-5% $361	+0% $407	+5% $453	+10% $498
Rate	-1.0pp $442	-0.5pp $425	base $407	+0.5pp $389	+1.0pp $371

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-02-25
   listed $69,000 Active 564-char remark

   Show marketing remark (564 chars)

   Own for less than rent-Investor or Handyman Special- Different financing options- Cash Sale Preferred. Very affordable- Two story home with 3 bedrooms and 1 full bath with two decks. Public water and sewer. Vinyl siding, newer roof, forced hot air heat and newer hw tank. Laundry area. Deep lot with lots of space. Partially fenced. Needs work- Needs kitchen cabinets, paint and replace part of sill. OWNER COMPLETED REPAIRED PRICE-Moev in condition with new kitchen, fresh paint and flooring- $135,000. Brkr owner. Owner may assist with repairs at builder cost.

2. 2026-02-14
   historical
3. 2025-10-18
   listed $65,000 Active
4. 2025-07-24
   historical
5. 2025-06-16
   listed $59,000 Active
6. 2025-05-24
   historical
7. 2025-01-07
   price $64,000
8. 2025-01-02
   price $69,500
9. 2024-12-23
   listed $75,000 Active

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 15 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: $13,838
• − Mortgage interest: −$3,865
• − Property taxes: −$1,361
• − Insurance: −$345
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,007
• Taxable income: $4,046
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $3,913/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: Moriah Central School District
• NCES district ID: 3619830
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $46,940
• Composite: 39.55/100
• National rank: #3937
• State rank: #445 of 590 in NY

Livability — Mineville

• Score: 62/100
• State rank: #891
• US rank: #17259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineville, NY
• Population (ZIP): 1,538

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 14% Romanian 5% Serbian 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 8% German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.05%
• Current HPI: 328.4682
• 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

-8.0% since first listed

9 events — show timeline

• 2026-02-25 Listed $69,000 Global MLS
• 2026-02-14 Listing Removed — Global MLS
• 2025-10-18 Listed $65,000 Global MLS
• 2025-07-24 Listing Removed — Global MLS
• 2025-06-16 Listed $59,000 Global MLS
• 2025-05-24 Listing Removed — Global MLS
• 2025-01-07 Price Changed $64,000 Global MLS
• 2025-01-02 Price Changed $69,500 Global MLS
• 2024-12-23 Listed $75,000 Global MLS

Property tax history

-2.7%/yr

Latest (2025): $1,361 · -23.7% YoY. Source: county tax records.