73 Clark St · Brushton, NY 12957

$73,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 15 Days on market

Built 1924 0.51 ac lot Est $97k · 25% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• 1% rule +8.3/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for an affordable country living to call home? Situated on a quiet street in Moira, this charming home features established landscaping, a peaceful setting, and the potential to become something truly special. With a little vision and personal touch, this home could be the perfect fit for first-time buyers or those seeking a budget-friendly investment.

Key facts

• Quiet street
• Peaceful setting
• 0.51 acre lot

Tags

• QUIET STREET
• ESTABLISHED LANDSCAPING
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: 2 total parking spaces; 1-car garage (garage faces front, garage door opener); 1 open parking space; Asphalt driveway/parking
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service; Propane available; Cable available; Electricity connected
• Home design: Single-family house; Two levels; Property listed as a fixer
• Construction: Board & batten siding; Block foundation; Built as a house (year built not provided)
• Exterior features: Metal roof; Few trees; Garden; Has a view; Additional garage structure on the property

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; No central air conditioning
• Interior features: Wood window frames; Crawl space basement
• Laundry & utility: Washer/Dryer included; Laundry located in the kitchen; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#928 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($505 loan paydown + $7k appreciation (9.8% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $73k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $96,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2307 County Route 5	0.53mi	2/1.0 (-1)	840 (-3%)	17mo	$94,000	$112	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.64×
• Total profit: $54,038
• Equity at exit: $64,580

10-year hold

• IRR: 29.7%
• Equity multiple: 8.18×
• Total profit: $146,814
• Equity at exit: $138,028

Cash invested: $20,440 (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 12957

• Home prices YoY: 3.0%
• Active inventory: 14
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $241

Break-even live

Break-even rent $665

Max offer price $73,000

Occupancy floor 70%

Sensitivity live

Price	-10% $283	-5% $262	+0% $241	+5% $221	+10% $200
Rent	-10% $165	-5% $203	+0% $241	+5% $280	+10% $318
Rate	-1.0pp $278	-0.5pp $260	base $241	+0.5pp $222	+1.0pp $203

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $73,000 Active 15 DOM
2. 2026-06-18
   days on market $73,000 Active 13 DOM
3. 2026-06-17
   days on market $73,000 Active 12 DOM
4. 2026-06-16
   days on market $73,000 Active 11 DOM
5. 2026-06-15
   days on market $73,000 Active 10 DOM
6. 2026-06-13
   days on market $73,000 Active 8 DOM
7. 2026-06-12
   days on market $73,000 Active 7 DOM
8. 2026-06-09
   days on market $73,000 Active 4 DOM
9. 2026-06-08
   days on market $73,000 Active 3 DOM
10. 2026-06-07
    remarks 362-char remark
11. 2026-06-07
    days on marketlisting id $73,000 Active 2 DOM
12. 2026-06-02
    days on market $73,000 Active 15 DOM
13. 2026-06-01
    days on market $73,000 Active 14 DOM
14. 2026-05-31
    days on market $73,000 Active 13 DOM
15. 2026-05-18
    listed $73,000 Active
16. 1998-09-15
    soldstatus $21,000

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,644
• − Mortgage interest: −$4,089
• − Property taxes: −$1,345
• − Insurance: −$365
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,124
• Taxable income: $1,858
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,449/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: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — Brushton

• Score: 61/100
• State rank: #928
• US rank: #18086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,721

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 19% German 4% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.78%
• Current HPI: 329.87
• 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

+247.6% since first listed

2 events — show timeline

• 2026-05-18 Listed $73,000 ACVMLS
• 1998-09-15 Sold (Public Records) $21,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,345 · +0.8% YoY. Source: county tax records.