42 West St · Liberty, NY 12754

$169,500

3 bd · 2.0 ba · 1,248 sqft · Other public records · 28 Days on market

Built 1938 0.31 ac lot ↓ 44% since listing

---

Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our BPO/TAX describe the property as a MFR (3faml ) built in 1938. It has a GLA of approx. 3026 and has 7 bedroom and 4 Baths, FULL/UNFINISHED basement and NO Garage. The property is on 13,504 Sq ft lot * * * Seller cannot guarantee access at any given time. Offers may be made sight unseen * * *

Key facts

• Close to main roads
• 0.31 acre lot
• Built 1938

Tags

• CLOSE TO MAIN ROADS
• EASY ACCESS TO LOCAL AMENITIES
• FULL/UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.2% below list).
• Recommended offer: $167k (1.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,692 (1.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1938 — 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. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $72,408
• Equity at exit: $152,699

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $229,777
• Equity at exit: $329,301

Cash invested: $47,460 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$889
• Tax from tax record: −$695 /mo · $8,335/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-318

Break-even live

Break-even rent $2,094

Max offer price $166,692

Occupancy floor —

Sensitivity live

Price	-10% $282	-5% $224	+0% $-318	+5% $-366	+10% $-414
Rent	-10% $-451	-5% $-384	+0% $-318	+5% $-251	+10% $-184
Rate	-1.0pp $-232	-0.5pp $-274	base $-318	+0.5pp $-362	+1.0pp $-406

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Chestnut St Unit 3 Liberty, NY	2.0	1.0	750	$1,750	$2.33	24d	1	0.20mi
90 Champlin Ave Unit 1 Liberty, NY	3.0	1.0	1100	$1,800	$1.64	45d	1	0.31mi
31 Saint Pauls Pl Unit 3 Liberty, NY	2.0	1.0	800	$1,375	$1.72	15d	1	0.47mi
7 Law St Unit PH Liberty, NY	2.0	1.0	900	$1,700	$1.89	15d	1	0.55mi
18 Carrier St Unit 2 Liberty, NY	3.0	1.0	950	$1,700	$1.79	20d	1	0.73mi
11 Orange Ln Unit 9 Liberty, NY	2.0	2.0	995	$1,769	$1.78	24d	1	1.05mi
284 S Main St Apt 2 Liberty, NY	3.0	1.0	750	$1,600	$2.13	24d	1	1.09mi
299 S Main St Unit 2 Liberty, NY	3.0	1.0	900	$1,575	$1.75	24d	1	1.13mi

Listing history 16 events

1. 2025-08-06
   status Pending
2. 2025-07-24
   status Active
3. 2025-07-24
   price $169,500
4. 2025-07-11
   status Pending
5. 2025-06-26
   listed $181,900 Active
6. 2025-05-20
   historical
7. 2025-05-02
   price $181,900
8. 2025-04-16
   price $201,400
9. 2025-03-31
   price $223,300
10. 2025-03-28
    price $223,800
11. 2025-03-12
    listed $243,800 Active
12. 2024-12-20
    price $205,600
13. 2024-12-05
    price $224,600
14. 2024-11-20
    price $236,200
15. 2024-11-05
    price $237,400
16. 2024-10-21
    listed $302,100 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: $8,335 · $695/mo
• Projected year-2 tax: $8,335 · $695/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,300
• − Mortgage interest: −$9,495
• − Property taxes: −$8,335
• − Insurance: −$848
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$4,931
• Taxable loss: −$6,555
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $-2,238/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

-43.9% since first listed

16 events — show timeline

• 2025-08-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $169,500 OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-26 Listed $181,900 OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $181,900 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $201,400 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $223,300 OneKey® MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $223,800 OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Listed $243,800 OneKey® MLS as Distributed by MLS Grid
• 2024-12-20 Price Changed $205,600 OneKey® MLS as Distributed by MLS Grid
• 2024-12-05 Price Changed $224,600 OneKey® MLS as Distributed by MLS Grid
• 2024-11-20 Price Changed $236,200 OneKey® MLS as Distributed by MLS Grid
• 2024-11-05 Price Changed $237,400 OneKey® MLS as Distributed by MLS Grid
• 2024-10-21 Listed $302,100 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $8,335 · +0.8% YoY. Source: county tax records.