3756 Main St · Willsboro, NY 12996

$155,000

4 bd · 2.0 ba · 2,014 sqft · MultiFamily public records · 521 Days on market

Built 1890 $77/sqft · 58% below area ↓ 6% 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 +26.9/30.0
• DSCR +9.3/10.0
• Appreciation +8.5/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

Key facts

• Up and down duplex
• Off street parking
• Own electric meter

Tags

• UP AND DOWN DUPLEX
• GOOD RENTAL HISTORY
• OFF STREET PARKING
• OWN ELECTRIC METER
• OWN PRIVATE ENTRANCES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#999 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, schools D+, crime F.
• Willsboro Central School District (rural): math 45% / reading 45% proficiency, ranked #562 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 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 $12k of equity ($1k loan paydown + $11k appreciation (6.9% 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 (6.9% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F 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?
10. 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.
11. 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.
12. 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: 1.26% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $364,966
• List price: $155,000
• Delta: -57.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.78×
• Total profit: $77,363
• Equity at exit: $106,666

10-year hold

• IRR: 23.8%
• Equity multiple: 5.78×
• Total profit: $207,270
• Equity at exit: $201,947

Cash invested: $43,400 (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 12996

• Home prices YoY: 2.2%
• Active inventory: 27
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $374

Break-even live

Break-even rent $1,473

Max offer price $155,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,948
Total (2 units)			$1,947

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 521 DOM
2. 2026-06-17
   days on market $155,000 Active 520 DOM
3. 2026-06-16
   days on market $155,000 Active 519 DOM
4. 2026-06-15
   days on market $155,000 Active 518 DOM
5. 2026-06-13
   days on market $155,000 Active 516 DOM
6. 2026-06-12
   days on market $155,000 Active 515 DOM
7. 2026-06-09
   days on market $155,000 Active 512 DOM
8. 2026-06-08
   days on market $155,000 Active 511 DOM
9. 2026-06-07
   days on market $155,000 Active 510 DOM
10. 2026-06-05
    days on market $155,000 Active 508 DOM
11. 2026-06-04
    days on market $155,000 Active 506 DOM
12. 2026-06-02
    days on market $155,000 Active 505 DOM
13. 2026-06-01
    days on market $155,000 Active 504 DOM
14. 2026-05-31
    days on market $155,000 Active 503 DOM
15. 2026-02-12
    status Active 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

16. 2026-02-12
    price $155,000 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

17. 2025-10-31
    historical 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

18. 2025-03-25
    status Active 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

19. 2025-03-24
    historical 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

20. 2024-09-27
    listed $165,000 Active 330-char remark

    Show marketing remark (330 chars)

    Up and Down duplex in village of Willsboro for sale. Building has good rental history and has been maintained. Off street parking and each apartment has own electric meter and own private entrances. Qualified buyers only and be prepared to show POF or qualification letter from lender prior to setting up showing of this property.

ⓘ 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $23,364
• − Mortgage interest: −$8,682
• − Property taxes: −$2,768
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$4,509
• Taxable income: $2,225
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,960/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: Willsboro Central School District
• NCES district ID: 3631500
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $49,874
• Composite: 40.85/100
• National rank: #7540
• State rank: #562 of 755 in NY

Livability — Willsboro

• Score: 60/100
• State rank: #999
• US rank: #19056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willsboro, NY
• Population (ZIP): 1,937

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 (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Scottish 9% Lithuanian 6% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 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: ▲ 6.93%
• Current HPI: 317.7691
• 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

-6.1% since first listed

6 events — show timeline

• 2026-02-12 Relisted — ACVMLS
• 2026-02-12 Price Changed $155,000 ACVMLS
• 2025-10-31 Delisted — ACVMLS
• 2025-03-25 Relisted — ACVMLS
• 2025-03-24 Delisted — ACVMLS
• 2024-09-27 Listed $165,000 ACVMLS

Property tax history

+4.0%/yr

Latest (2025): $2,768 · -6.2% YoY. Source: county tax records.