55 Academy St · Cambridge, NY 12816

$82,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 78 Days on market

Built 1920 8,712 sqft lot $81/sqft · 67% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.7% in Cambridge — 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 70/100 on livability (#463 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: amenities F, commute F.
• Cambridge Central School District (rural): math 47% / reading 61% proficiency, ranked #322 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $47k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $246,033
• List price: $82,000
• Delta: -66.67%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 South Union St	0.10mi	2/1.0 (-1)	960 (-6%)	4mo	$240,000	$250	78
43 Academy St	0.05mi	3/1.0	1,024 (+1%)	22mo	$215,000	$210	78
4 Pearl St	0.35mi	3/1.0	1,056 (+4%)	23mo	$199,000	$188	58
1685 County RT 59	0.60mi	3/1.0	1,113 (+10%)	24mo	$45,000	$40	36

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: 39.1%
• Equity multiple: 4.00×
• Total profit: $68,964
• Equity at exit: $73,872

10-year hold

• IRR: 33.7%
• Equity multiple: 9.01×
• Total profit: $184,024
• Equity at exit: $159,308

Cash invested: $22,960 (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 12816

• Home prices YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $381

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 63%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 W Main St Apt B Cambridge, NY	2.0	1.0	1070	$1,200	$1.12	43d	1	0.45mi

Listing history 21 events

1. 2026-04-27
   price $82,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

2. 2026-04-21
   price $85,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

3. 2026-04-13
   price $89,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

4. 2026-04-08
   price $94,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

5. 2026-03-30
   price $99,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

6. 2026-03-23
   price $109,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

7. 2026-03-17
   price $114,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

8. 2026-03-10
   price $119,000 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

9. 2026-03-03
   listed $129,000 Active 301-char remark

   Show marketing remark (301 chars)

   Charming 3 bedrooms fixer upper with large yard & huge deck. Great starter home at a great price. Nicely located in beautiful Washington County of Upstate NY- only 30 minutes to Manchester, VT, 40 min to Saratoga Springs and just over an hour to several major Vermont ski mountains. Selling AS IS.

10. 2015-01-25
    historical
11. 2014-03-17
    listed $107,000
12. 2013-01-09
    soldstatus $102,500
13. 2012-12-31
    soldstatus $102,500
14. 2012-12-31
    soldstatus $102,500
15. 2012-05-04
    listed $98,700
16. 2012-03-12
    historical
17. 2012-02-01
    listed $117,000
18. 2012-02-01
    listed $114,900
19. 2009-04-01
    soldstatus $37,500
20. 2009-03-02
    listed $42,900
21. 1997-08-14
    soldstatus $53,025

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,400
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,385
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,741/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: Cambridge Central School District
• NCES district ID: 3606210
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 61% ▲ 7.00%
• Median HH income: $51,182
• Composite: 46.16/100
• National rank: #2498
• State rank: #322 of 590 in NY

Livability — Cambridge

• Score: 70/100
• State rank: #463
• US rank: #8067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, NY
• Population (ZIP): 4,692

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 4%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.95%
• Current HPI: 324.8513
• 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

+54.6% since first listed

21 events — show timeline

• 2026-04-27 Price Changed $82,000 Global MLS
• 2026-04-21 Price Changed $85,000 Global MLS
• 2026-04-13 Price Changed $89,000 Global MLS
• 2026-04-08 Price Changed $94,000 Global MLS
• 2026-03-30 Price Changed $99,000 Global MLS
• 2026-03-23 Price Changed $109,000 Global MLS
• 2026-03-17 Price Changed $114,000 Global MLS
• 2026-03-10 Price Changed $119,000 Global MLS
• 2026-03-03 Listed $129,000 Global MLS
• 2015-01-25 Listing Removed — Global MLS
• 2014-03-17 Listed $107,000 Global MLS
• 2013-01-09 Sold (Public Records) $102,500 Public Records
• 2012-12-31 Sold (MLS) $102,500 Global MLS
• 2012-12-31 Sold (MLS) $102,500 Global MLS
• 2012-05-04 Listed $98,700 Global MLS
• 2012-03-12 Listing Removed — Global MLS
• 2012-02-01 Listed $114,900 Global MLS
• 2012-02-01 Listed $117,000 Global MLS
• 2009-04-01 Sold (MLS) $37,500 Global MLS
• 2009-03-02 Listed $42,900 Global MLS
• 1997-08-14 Sold (Public Records) $53,025 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,363 · +6.0% YoY. Source: county tax records.