107 Harris Ave · Corinth, NY 12846

$314,999

4 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 64 Days on market

Built 1950 0.66 ac lot $197/sqft · 12% above area Est $281k · 12% over

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

Own a spacious and thoughtfully designed 4 bedroom, 2 bath home with beautiful views of the Hudson River and Adirondack mountains. This home has the comfort and functionality needed for year-round living or a relaxing retreat! The main level features a convenient first floor primary bedroom and first floor laundry, making everyday living easy and accessible. A large mudroom provides the perfect drop zone for outdoor gear, keeping the rest of the home clean and organized. Cozy up by the pellet stove during the colder months, while a security system offers added peace of mind. The home also includes a generous 20X24 detached garage- ideal for vehicles, storage, or a workshop. Enjoy the Hudson River access and beach just a short walk away-perfect for kayaking, swimming, or simply soaking in the scenery. This is a rare opportunity to own a home that combines scenic beauty , practical features, and outdoor lifestyle all in one!

Key facts

• First floor laundry
• Large mudroom
• Pellet stove

Tags

• HUDSON RIVER VIEWS
• ADIRONDACK MOUNTAINS
• FIRST FLOOR PRIMARY BEDROOM
• FIRST FLOOR LAUNDRY
• LARGE MUDROOM
• PELLET STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Corinth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Hadley-Luzerne Central School District (rural): math 41% / reading 57% proficiency, ranked #396 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% 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 $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $159k; list at $315k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $296,099 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $281,261
• List price: $314,999
• Delta: 12.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Harris Ave	0.06mi	3/2.5 (-1)	1,568 (-2%)	12mo	$210,000	$134	77
2229 Call St	0.27mi	3/1.5 (-1)	1,530 (-4%)	17mo	$255,900	$167	59
314 Main St	0.71mi	4/2.0	1,600 (+0%)	10mo	$142,500	$89	59
152 E River Dr	0.39mi	4/1.5	1,488 (-7%)	22mo	$198,900	$134	50

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: 32.2%
• Equity multiple: 3.52×
• Total profit: $222,424
• Equity at exit: $283,776

10-year hold

• IRR: 27.8%
• Equity multiple: 7.97×
• Total profit: $614,951
• Equity at exit: $611,974

Cash invested: $88,200 (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 12846

• Home prices YoY: 16.1%
• Active inventory: 39
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,618 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $799

Break-even live

Break-even rent $2,606

Max offer price $314,999

Occupancy floor 73%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $314,999 Active 64 DOM
2. 2026-06-17
   days on market $314,999 Active 63 DOM
3. 2026-06-16
   days on market $314,999 Active 62 DOM
4. 2026-06-15
   days on market $314,999 Active 61 DOM
5. 2026-06-13
   days on market $314,999 Active 59 DOM
6. 2026-06-12
   days on market $314,999 Active 58 DOM
7. 2026-06-09
   days on market $314,999 Active 55 DOM
8. 2026-06-08
   days on market $314,999 Active 54 DOM
9. 2026-06-07
   days on market $314,999 Active 53 DOM
10. 2026-06-05
    days on market $314,999 Active 51 DOM
11. 2026-06-04
    days on market $314,999 Active 49 DOM
12. 2026-06-02
    days on market $314,999 Active 48 DOM
13. 2026-06-01
    days on market $314,999 Active 47 DOM
14. 2026-05-31
    days on market $314,999 Active 46 DOM
15. 2026-04-24
    status Active 936-char remark

    Show marketing remark (936 chars)

    Own a spacious and thoughtfully designed 4 bedroom, 2 bath home with beautiful views of the Hudson River and Adirondack mountains. This home has the comfort and functionality needed for year-round living or a relaxing retreat! The main level features a convenient first floor primary bedroom and first floor laundry, making everyday living easy and accessible. A large mudroom provides the perfect drop zone for outdoor gear, keeping the rest of the home clean and organized. Cozy up by the pellet stove during the colder months, while a security system offers added peace of mind. The home also includes a generous 20X24 detached garage- ideal for vehicles, storage, or a workshop. Enjoy the Hudson River access and beach just a short walk away-perfect for kayaking, swimming, or simply soaking in the scenery. This is a rare opportunity to own a home that combines scenic beauty , practical features, and outdoor lifestyle all in one!

16. 2026-04-16
    status Pending 936-char remark

    Show marketing remark (936 chars)

    Own a spacious and thoughtfully designed 4 bedroom, 2 bath home with beautiful views of the Hudson River and Adirondack mountains. This home has the comfort and functionality needed for year-round living or a relaxing retreat! The main level features a convenient first floor primary bedroom and first floor laundry, making everyday living easy and accessible. A large mudroom provides the perfect drop zone for outdoor gear, keeping the rest of the home clean and organized. Cozy up by the pellet stove during the colder months, while a security system offers added peace of mind. The home also includes a generous 20X24 detached garage- ideal for vehicles, storage, or a workshop. Enjoy the Hudson River access and beach just a short walk away-perfect for kayaking, swimming, or simply soaking in the scenery. This is a rare opportunity to own a home that combines scenic beauty , practical features, and outdoor lifestyle all in one!

17. 2026-04-07
    listed $314,999 Active 936-char remark

    Show marketing remark (936 chars)

    Own a spacious and thoughtfully designed 4 bedroom, 2 bath home with beautiful views of the Hudson River and Adirondack mountains. This home has the comfort and functionality needed for year-round living or a relaxing retreat! The main level features a convenient first floor primary bedroom and first floor laundry, making everyday living easy and accessible. A large mudroom provides the perfect drop zone for outdoor gear, keeping the rest of the home clean and organized. Cozy up by the pellet stove during the colder months, while a security system offers added peace of mind. The home also includes a generous 20X24 detached garage- ideal for vehicles, storage, or a workshop. Enjoy the Hudson River access and beach just a short walk away-perfect for kayaking, swimming, or simply soaking in the scenery. This is a rare opportunity to own a home that combines scenic beauty , practical features, and outdoor lifestyle all in one!

18. 2020-02-03
    soldstatus $159,000
19. 2020-01-31
    soldstatus $159,000 Closed (Final Sale) 567-char remark

    Show marketing remark (567 chars)

    This charmer is a must see inside! Beautifully remodeled with river and mountain views and river access just steps away! This home sits back off the quiet road on a deep lot (over 1/2 acre). Offering a 1st floor master and full bath with laundry room. Family room with pellet stove overlooking the river. Updated kitchen with dining area. The 2nd floor has 3 bedrooms (1 with large walk-in closet) and a full bath. Large mudroom for entering the home. 2 car detached garage and full basement with newer mechanicals. Sugar Shack excluded from sale. Excellent Condition

20. 2019-11-29
    status Pend (Under Cntr) 567-char remark

    Show marketing remark (567 chars)

    This charmer is a must see inside! Beautifully remodeled with river and mountain views and river access just steps away! This home sits back off the quiet road on a deep lot (over 1/2 acre). Offering a 1st floor master and full bath with laundry room. Family room with pellet stove overlooking the river. Updated kitchen with dining area. The 2nd floor has 3 bedrooms (1 with large walk-in closet) and a full bath. Large mudroom for entering the home. 2 car detached garage and full basement with newer mechanicals. Sugar Shack excluded from sale. Excellent Condition

21. 2019-11-16
    listed $169,900 New 567-char remark

    Show marketing remark (567 chars)

    This charmer is a must see inside! Beautifully remodeled with river and mountain views and river access just steps away! This home sits back off the quiet road on a deep lot (over 1/2 acre). Offering a 1st floor master and full bath with laundry room. Family room with pellet stove overlooking the river. Updated kitchen with dining area. The 2nd floor has 3 bedrooms (1 with large walk-in closet) and a full bath. Large mudroom for entering the home. 2 car detached garage and full basement with newer mechanicals. Sugar Shack excluded from sale. Excellent Condition

22. 2013-09-17
    soldstatus $117,000
23. 2013-09-06
    soldstatus $124,000
24. 2013-09-05
    soldstatus $124,000
25. 2012-09-12
    listed $129,000
26. 2012-09-12
    listed $129,000
27. 2009-10-29
    soldstatus $93,000
28. 2009-07-13
    listed $105,800
29. 2004-07-02
    soldstatus $115,000
30. 2004-07-02
    soldstatus $115,000
31. 2003-11-19
    listed $115,000
32. 1998-06-30
    historical
33. 1997-07-08
    listed $75,000
34. 1995-03-15
    soldstatus $35,000

ⓘ 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: $3,312 · $276/mo
• Projected year-2 tax: $4,318 · $360/mo
• Expected delta: +$1,006/yr (+$84/mo · 30.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $43,414
• − Mortgage interest: −$17,645
• − Property taxes: −$3,312
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − Depreciation: −$9,164
• Taxable income: $4,772
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $8,442/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: Hadley-Luzerne Central School District
• NCES district ID: 3613110
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $52,974
• Composite: 42.18/100
• National rank: #3292
• State rank: #396 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,007

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 10% Lithuanian 10% German 5%
• Foreign-born: 1% · Canada

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.73%
• Current HPI: 336.2179
• 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

+800.0% since first listed

20 events — show timeline

• 2026-04-24 Relisted — Global MLS
• 2026-04-16 Pending — Global MLS
• 2026-04-07 Listed $314,999 Global MLS
• 2020-02-03 Sold (Public Records) $159,000 Public Records
• 2020-01-31 Sold (MLS) $159,000 Global MLS
• 2019-11-29 Pending — Global MLS
• 2019-11-16 Listed $169,900 Global MLS
• 2013-09-17 Sold (Public Records) $117,000 Public Records
• 2013-09-06 Sold (MLS) $124,000 Global MLS
• 2013-09-05 Sold (MLS) $124,000 Global MLS
• 2012-09-12 Listed $129,000 Global MLS
• 2012-09-12 Listed $129,000 Global MLS
• 2009-10-29 Sold (MLS) $93,000 Global MLS
• 2009-07-13 Listed $105,800 Global MLS
• 2004-07-02 Sold (Public Records) $115,000 Public Records
• 2004-07-02 Sold (MLS) $115,000 Global MLS
• 2003-11-19 Listed $115,000 Global MLS
• 1998-06-30 Listing Removed — Global MLS
• 1997-07-08 Listed $75,000 Global MLS
• 1995-03-15 Sold (Public Records) $35,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,312 · +11.5% YoY. Source: county tax records.