15 Adams St · Whitehall, NY 12887

$90,000

4 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 49 Days on market

Built 1900 8,712 sqft lot $53/sqft · 40% below area Est $151k · 40% under

---

Why this score? — see what drove the A- 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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedrooms and 2 full baths. Front and back porches, Original woodwork, beautiful staircase and hardwood floors throughout. Open dining/living room areas. Nice attached oversized garage with overhead storage. Quiet dead end street. A little TLC is all it needs.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces; Paved driveway; Total of 8 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Living area approximately 1,694; Lot dimensions 66 x 132
• Construction: Vinyl siding; Stone foundation; Rubber roof; Slate roof; Built on a 0.2-acre lot
• Exterior features: Front porch; Rear enclosed porch; Rear porch; Level lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Flooring: Tile; Vinyl; Wood; Carpet
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Baseboard hot water heating; Oil heating
• Interior features: 11 total rooms; Electric water heater; Bilco doors and exterior entry to basement; Interior basement entry; Full basement
• Laundry & utility: Main-level laundry room with washer hookup and electric dryer hookup; Utility room in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall Elementary School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 353 students, 63% FRL); Whitehall Junior-Senior High School (math 47% / reading 62%, grade C-, #912 of 1,100 statewide, top 85%, 320 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Washington 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.54% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 5.4

CMA / ARV

• ARV (median comp): $150,785
• List price: $90,000
• Delta: -40.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Blinn St	0.17mi	5/2.0 (+1)	1,789 (+6%)	1mo	$138,000	$77	77
18 Boardman St	0.22mi	3/1.5 (-1)	1,727 (+2%)	13mo	$60,000	$35	69
11 Adams St	0.02mi	4/1.5	1,488 (-12%)	13mo	$73,000	$49	66
248 Broadway	0.32mi	3/1.5 (-1)	1,547 (-9%)	5mo	$169,945	$110	59
37 Queen St	0.26mi	4/3.0	1,786 (+5%)	22mo	$135,000	$76	57
118 South Williams St	0.65mi	4/2.0	1,580 (-7%)	8mo	$155,000	$98	52
12 Third Ave	0.18mi	3/1.0 (-1)	1,440 (-15%)	8mo	$145,000	$101	51
39 West St	0.60mi	3/2.0 (-1)	1,452 (-14%)	19mo	$196,000	$135	28

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $66,348
• Equity at exit: $81,079

10-year hold

• IRR: 29.2%
• Equity multiple: 8.23×
• Total profit: $182,158
• Equity at exit: $174,850

Cash invested: $25,200 (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 12887

• Active inventory: 39
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$315 /mo · $3,783/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $270

Break-even live

Break-even rent $1,044

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 49 DOM
2. 2026-06-17
   days on market $90,000 Active 48 DOM
3. 2026-06-16
   days on market $90,000 Active 47 DOM
4. 2026-06-15
   days on market $90,000 Active 46 DOM
5. 2026-06-13
   days on market $90,000 Active 44 DOM
6. 2026-06-12
   days on market $90,000 Active 43 DOM
7. 2026-06-09
   days on market $90,000 Active 40 DOM
8. 2026-06-08
   days on market $90,000 Active 39 DOM
9. 2026-06-07
   days on market $90,000 Active 38 DOM
10. 2026-06-07
    days on market $90,000 Active 37 DOM
11. 2026-06-04
    days on market $90,000 Active 34 DOM
12. 2026-06-02
    days on market $90,000 Active 33 DOM
13. 2026-06-01
    days on market $90,000 Active 32 DOM
14. 2026-05-31
    days on market $90,000 Active 31 DOM
15. 2026-04-30
    listed $97,000 Active 896-char remark
16. 2019-02-04
    soldstatus $30,000 261-char remark

    Show marketing remark (261 chars)

    4 bedrooms and 2 full baths. Front and back porches, Original woodwork, beautiful staircase and hardwood floors throughout. Open dining/living room areas. Nice attached oversized garage with overhead storage. Quiet dead end street. A little TLC is all it needs.

17. 2018-02-19
    listed $49,000 261-char remark

    Show marketing remark (261 chars)

    4 bedrooms and 2 full baths. Front and back porches, Original woodwork, beautiful staircase and hardwood floors throughout. Open dining/living room areas. Nice attached oversized garage with overhead storage. Quiet dead end street. A little TLC is all it needs.

18. 1993-05-28
    soldstatus $60,000

ⓘ 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: $3,783 · $315/mo
• Projected year-2 tax: $3,783 · $315/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,627
• − Mortgage interest: −$5,041
• − Property taxes: −$3,783
• − Insurance: −$450
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,618
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,740/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: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• Population (ZIP): 4,629

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 122.64%
• Current HPI: 354.5975
• 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

+50.0% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $90,000 Global MLS
• 2026-04-30 Listed $97,000 Global MLS
• 2019-02-04 Sold (MLS) $30,000 Global MLS
• 2018-02-19 Listed $49,000 Global MLS
• 1993-05-28 Sold (Public Records) $60,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,783 · +0.8% YoY. Source: county tax records.