225 Clinton St · Montour Falls, NY 14865

$39,900

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 17 Days on market

Built 1920 0.31 ac lot $27/sqft · 81% below area ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make this affordable house a premium home. This property offers a fantastic opportunity to increase value with some cosmetic improvements. 3 bedroom 1 bath house is priced under assessment and offers hardwood floors under carpets and 3 bedrooms on the 2nd floor. Don't let this opportunity pass you by. Home is being sold As Is.

Key facts

• Renovated kitchen
• Full basement
• Walk-up attic

Tags

• RENOVATED KITCHEN
• WALK-UP ATTIC
• FULL BASEMENT
• LAUNDRY HOOKUPS

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Resale fixer condition; Waterfront property on Shequaga Creek with river/stream access; Rectangular residential lot (approximately 0.31 acres, 99 x 146) facing a city street; Approximately 100 feet of frontage
• Construction: Frame construction with wood siding; Block and stone foundation; Metal and shingle roof; Existing (not newly built)
• Exterior features: Gravel driveway; Open porch

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Total rooms: 6 (includes living areas and laundry)
• Flooring: Hardwood; Laminate; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Separate formal living room; Country-style kitchen; Natural woodwork
• Laundry & utility: Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#786 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety D, schools F, amenities F.
• Odessa-Montour Central School District (rural): math 41% / reading 60% proficiency, ranked #383 of 590 in NY (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.2% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.08% ✓
• Cap rate: 27.22%
• Cash-on-cash: 74.76%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (median comp): $206,673
• List price: $39,900
• Delta: -80.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Owego St	0.53mi	3/2.0	1,493 (+0%)	2mo	$182,000	$122	69
121 Owego St	0.32mi	3/1.5	1,388 (-7%)	3mo	$154,000	$111	69
406 W Broadway St	0.36mi	3/1.5	1,586 (+6%)	3mo	$210,000	$132	68
231 Tracy St	0.21mi	3/1.0	1,320 (-12%)	8mo	$165,000	$125	64
402 W Broadway St	0.35mi	2/1.5 (-1)	1,440 (-4%)	10mo	$171,900	$119	62
315 Genesee St	0.63mi	3/1.0	1,460 (-2%)	13mo	$190,426	$130	56
311 E Main St	0.39mi	3/2.5	1,610 (+8%)	15mo	$199,000	$124	50
126 N L'hommedieu St	0.60mi	3/1.5	1,400 (-6%)	17mo	$28,000	$20	46

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

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 5.31×
• Total profit: $48,151
• Equity at exit: $20,603

10-year hold

• IRR: 73.2%
• Equity multiple: 10.97×
• Total profit: $111,387
• Equity at exit: $33,998

Cash invested: $11,172 (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 14865

• Home prices YoY: 1.6%
• Active inventory: 19
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $640

Break-even live

Break-even rent $419

Max offer price $39,900

Occupancy floor 43%

Sensitivity live

Price	-10% $668	-5% $654	+0% $640	+5% $627	+10% $613
Rent	-10% $543	-5% $592	+0% $640	+5% $689	+10% $738
Rate	-1.0pp $661	-0.5pp $651	base $640	+0.5pp $630	+1.0pp $620

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending 860-char remark
2. 2026-04-24
   listed $39,900 Active 860-char remark
3. 2021-04-26
   historical
4. 2021-01-11
   listed $77,000
5. 2011-07-19
   soldstatus $52,174
6. 2011-07-12
   soldstatus $52,174

   Show marketing remark (328 chars)

   Make this affordable house a premium home. This property offers a fantastic opportunity to increase value with some cosmetic improvements. 3 bedroom 1 bath house is priced under assessment and offers hardwood floors under carpets and 3 bedrooms on the 2nd floor. Don't let this opportunity pass you by. Home is being sold As Is.

7. 2010-12-16
   listed $48,000

   Show marketing remark (328 chars)

   Make this affordable house a premium home. This property offers a fantastic opportunity to increase value with some cosmetic improvements. 3 bedroom 1 bath house is priced under assessment and offers hardwood floors under carpets and 3 bedrooms on the 2nd floor. Don't let this opportunity pass you by. Home is being sold As Is.

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $14,760
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$866
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,161
• Taxable income: $7,538
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $5,876/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: Odessa-Montour Central School District
• NCES district ID: 3621630
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▲ 7.00%
• Median HH income: $46,720
• Composite: 42.81/100
• National rank: #3142
• State rank: #383 of 590 in NY

Livability — Montour Falls

• Score: 63/100
• State rank: #786
• US rank: #15104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montour Falls, NY
• Population (ZIP): 2,578

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6%
• Common ancestry: Lithuanian 7% Iranian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.16%
• Current HPI: 263.1314
• 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

-16.9% since first listed

7 events — show timeline

• 2026-05-11 Pending — CNYIS
• 2026-04-24 Listed $39,900 CNYIS
• 2021-04-26 Listing Removed — UNYREIS
• 2021-01-11 Listed $77,000 UNYREIS
• 2011-07-19 Sold (Public Records) $52,174 Public Records
• 2011-07-12 Sold (MLS) $52,174 UNYREIS
• 2010-12-16 Listed $48,000 UNYREIS

Property tax history

+7.1%/yr

Latest (2025): $3,838 · +13.0% YoY. Source: county tax records.