12093 County Route 125 · Chaumont, NY 13622

$469,000

4 bd · 2.0 ba · 1,832 sqft · MultiFamily public records · 273 Days on market

Built 1890 8,710 sqft lot

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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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Wow, talk about a great investment on rare waterfront property! How about a 3 unit that has been fully updated, and up to 25 boat slips that can all be rented out. This leads to 5K per month of income! The waterfront isnt going anywhere and its a tough find. Now, lets add an extra lot that can be built on or simply used. Great Airbnb potential as well!

Key facts

• Extra lot
• Boat slips
• Fully updated

Tags

• WATERFRONT PROPERTY
• FULLY UPDATED
• BOAT SLIPS
• EXTRA LOT
• AIRBNB POTENTIAL

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $469k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $350/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#708 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: health & safety D, crime F, amenities F.
• Lyme Central School District (rural): math 55% / reading 50% proficiency, ranked #408 of 755 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -12% 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 $131k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $290k; list at $469k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $412,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.4

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: 31.3%
• Equity multiple: 3.45×
• Total profit: $322,320
• Equity at exit: $422,512

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $896,575
• Equity at exit: $911,164

Cash invested: $131,320 (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 13622

• Home prices YoY: 2.0%
• Active inventory: 24
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $5,266 medium
• Mortgage (P&I): −$2,459
• Tax from tax record: −$455 /mo · $5,460/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $1,050

Break-even live

Break-even rent $3,937

Max offer price $469,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,316	-5% $1,183	+0% $1,050	+5% $918	+10% $785
Rent	-10% $634	-5% $842	+0% $1,050	+5% $1,258	+10% $1,466
Rate	-1.0pp $1,286	-0.5pp $1,170	base $1,050	+0.5pp $929	+1.0pp $805

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$5,265
Total (3 units)			$5,266

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12004 New York 12E Chaumont, NY	3.0	2.0	1569	$2,100	$1.34	45d	1	0.33mi

Listing history 16 events

1. 2026-06-16
   days on market $469,000 Active 273 DOM
2. 2026-06-15
   days on market $469,000 Active 272 DOM
3. 2026-06-13
   days on market $469,000 Active 270 DOM
4. 2026-06-12
   days on market $469,000 Active 269 DOM
5. 2026-06-09
   days on market $469,000 Active 266 DOM
6. 2026-06-08
   days on market $469,000 Active 265 DOM
7. 2026-06-07
   days on market $469,000 Active 264 DOM
8. 2026-06-07
   days on market $469,000 Active 263 DOM
9. 2026-06-04
   days on market $469,000 Active 260 DOM
10. 2026-06-02
    days on market $469,000 Active 259 DOM
11. 2026-06-01
    days on market $469,000 Active 258 DOM
12. 2026-05-31
    days on market $469,000 Active 257 DOM
13. 2025-09-16
    listed $469,000 Active 355-char remark

    Show marketing remark (355 chars)

    Wow, talk about a great investment on rare waterfront property! How about a 3 unit that has been fully updated, and up to 25 boat slips that can all be rented out. This leads to 5K per month of income! The waterfront isnt going anywhere and its a tough find. Now, lets add an extra lot that can be built on or simply used. Great Airbnb potential as well!

14. 2024-11-12
    soldstatus $290,000
15. 2021-02-04
    soldstatus $120,000
16. 2014-11-25
    soldstatus $120,000

ⓘ 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: $5,460 · $455/mo
• Projected year-2 tax: $6,693 · $558/mo
• Expected delta: +$1,233/yr (+$103/mo · 22.6%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,192
• − Mortgage interest: −$26,271
• − Property taxes: −$5,460
• − Insurance: −$2,345
• − Repairs & maintenance: −$5,055
• − Management: −$5,055
• − Depreciation: −$13,644
• Taxable income: $5,362
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $11,316/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: Lyme Central School District
• NCES district ID: 3617880
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $50,713
• Composite: 46.85/100
• National rank: #5197
• State rank: #408 of 755 in NY

Livability — Chaumont

• Score: 65/100
• State rank: #708
• US rank: #13451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chaumont, NY
• Population (ZIP): 2,100

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Italian 4% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.18%
• Current HPI: 511.6638
• 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

+290.8% since first listed

4 events — show timeline

• 2025-09-16 Listed $469,000 CNYIS
• 2024-11-12 Sold (Public Records) $290,000 Public Records
• 2021-02-04 Sold (Public Records) $120,000 Public Records
• 2014-11-25 Sold (Public Records) $120,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $5,460 · +1.7% YoY. Source: county tax records.