712 Point Rd · Willsboro Point, NY 12996

$129,000

1 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 317 Days on market

Built 1985 0.40 ac lot $120/sqft · 28% below area Est $249k · 48% under

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

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +8.5/10.0
• Schools +4.1/10.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic opportunity for those looking to create their dream retreat in beautiful Willsboro, NY. This home has been meticulously gutted and framed, offering a blank canvas for your vision to come to life. With brand-new electrical wiring and windows already installed, the major groundwork has been done—now it's up to you to finish and design a space tailored to your style and needs. Nestled in a serene location, this property also boasts deeded lake access, perfect for water enthusiasts who want to enjoy fishing, boating, or simply relaxing by the water. In addition, there are two RV hookups on the property, offering even more flexibility for guests or extended stays. Whether you're looking for a year-round residence, a weekend getaway, or a seasonal retreat, this is the perfect opportunity to craft your ideal living space in one of the most picturesque areas of the Adirondacks. With the hard work already started, all that's left is your finishing touch. This sale also includes a . 29 acre vacant lot next door. Tax map ID#21.10-1-49.000. Owner will consider selling the RV and materials seperately.

Key facts

• Brand-new windows
• Deeded lake access
• Two rv hookups

Tags

• DEEDED LAKE ACCESS
• TWO RV HOOKUPS
• BRAND-NEW ELECTRICAL WIRING
• BRAND-NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.2% below list).
• Recommended offer: $100k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Willsboro Central School District (rural): math 45% / reading 45% proficiency, ranked #562 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($892 loan paydown + $9k appreciation (6.9% local appreciation)).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $129k implies a 416% gain — meaningful room to come down on a strong offer.

Recommended offer $100,327 (22.2% 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. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (median comp): $248,562
• List price: $129,000
• Delta: -48.10%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

6.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.10×
• Total profit: $39,651
• Equity at exit: $88,774

10-year hold

• IRR: 15.4%
• Equity multiple: 4.29×
• Total profit: $118,916
• Equity at exit: $168,072

Cash invested: $36,120 (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 12996

• Home prices YoY: 2.2%
• Active inventory: 31
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-76

Break-even live

Break-even rent $1,099

Max offer price $115,650

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-39	+0% $-76	+5% $-112	+10% $-149
Rent	-10% $-155	-5% $-115	+0% $-76	+5% $-36	+10% $4
Rate	-1.0pp $-11	-0.5pp $-43	base $-76	+0.5pp $-109	+1.0pp $-143

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,000 Active 317 DOM
2. 2026-06-18
   days on market $129,000 Active 315 DOM
3. 2026-06-17
   days on market $129,000 Active 314 DOM
4. 2026-06-16
   days on market $129,000 Active 313 DOM
5. 2026-06-15
   days on market $129,000 Active 312 DOM
6. 2026-06-13
   days on market $129,000 Active 310 DOM
7. 2026-06-12
   days on market $129,000 Active 309 DOM
8. 2026-06-09
   days on market $129,000 Active 306 DOM
9. 2026-06-08
   days on market $129,000 Active 305 DOM
10. 2026-06-07
    days on market $129,000 Active 304 DOM
11. 2026-06-05
    days on market $129,000 Active 302 DOM
12. 2026-06-04
    days on market $129,000 Active 300 DOM
13. 2026-06-02
    days on market $129,000 Active 299 DOM
14. 2026-06-01
    days on market $129,000 Active 298 DOM
15. 2026-05-31
    days on market $129,000 Active 297 DOM
16. 2025-08-07
    listed $129,000 Active 1123-char remark

    Show marketing remark (1123 chars)

    Fantastic opportunity for those looking to create their dream retreat in beautiful Willsboro, NY. This home has been meticulously gutted and framed, offering a blank canvas for your vision to come to life. With brand-new electrical wiring and windows already installed, the major groundwork has been done—now it's up to you to finish and design a space tailored to your style and needs. Nestled in a serene location, this property also boasts deeded lake access, perfect for water enthusiasts who want to enjoy fishing, boating, or simply relaxing by the water. In addition, there are two RV hookups on the property, offering even more flexibility for guests or extended stays. Whether you're looking for a year-round residence, a weekend getaway, or a seasonal retreat, this is the perfect opportunity to craft your ideal living space in one of the most picturesque areas of the Adirondacks. With the hard work already started, all that's left is your finishing touch. This sale also includes a . 29 acre vacant lot next door. Tax map ID#21.10-1-49.000. Owner will consider selling the RV and materials seperately.

17. 2025-07-28
    price $119,000
18. 2020-04-28
    soldstatus $25,000

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$263/yr (+$22/mo · 15.9%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,039
• − Mortgage interest: −$7,226
• − Property taxes: −$1,655
• − Insurance: −$645
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,753
• Taxable loss: −$3,166
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $-147/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: Willsboro Central School District
• NCES district ID: 3631500
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $49,874
• Composite: 40.85/100
• National rank: #7540
• State rank: #562 of 755 in NY

Livability — Willsboro Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Willsboro Point, NY
• Population (ZIP): 1,937

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Scottish 9% Lithuanian 6% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.93%
• Current HPI: 317.7691
• 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

+416.0% since first listed

3 events — show timeline

• 2025-08-07 Listed $129,000 ACVMLS
• 2025-07-28 Price Changed $119,000 ACVMLS
• 2020-04-28 Sold (Public Records) $25,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,655 · -29.8% YoY. Source: county tax records.