7 Alana Way Way · Plattsburgh, NY 12903

$169,000

3 bd · 2.5 ba · 1,409 sqft · Townhouse public records · 154 Days on market

Built 1952 435 sqft lot Est $211k · 20% under $250/mo HOA · 16% of rent

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Why this score? — see what drove the D+ 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 +8.9/30.0
• Appreciation +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Nice end unit townhouse in Lake Country Village, ideally located on a cul-de-sac. The spacious living room offers direct access to the back patio and yard, great for relaxing or entertaining. Kitchen has stainless appliances and ample storage and counter space. A convenient half bath is located on the main floor. Upstairs, the primary bedroom features an attached bath, accompanied by two additional bedrooms and a full bath. The home also includes a 1-car attached garage for added convenience. Close to shopping and restaurants.

Key facts

• Attached garage
• Stainless appliances
• Cul-de-sac

Tags

• END UNIT TOWNHOUSE
• CUL-DE-SAC
• BACK PATIO
• AMPLE STORAGE
• STAINLESS APPLIANCES
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (4.8% below list).
• Recommended offer: $145k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 2.8% in Plattsburgh — 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 75/100 on livability (#262 in NY, #4,134 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, employment D+, crime F.
• Plattsburgh City School District (town): math 33% / reading 55% proficiency, ranked #484 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,713 (14.4% 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 154 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $211,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Maine Rd	0.09mi	3/2.5	1,409 (0%)	5mo	$200,000	$142	92
82 Maryland Road Rd	0.11mi	3/2.0	1,450 (+3%)	10mo	$280,000	$193	80
3 Maryland Road Rd	0.06mi	3/2.0	1,450 (+3%)	13mo	$250,000	$172	79
109 Maine Rd Rd	0.28mi	3/2.5	1,451 (+3%)	6mo	$240,000	$165	77
99 Maine Road Rd	0.22mi	3/2.5	1,496 (+6%)	11mo	$289,995	$194	70
38 Maryland Rd	0.13mi	3/2.5	1,549 (+10%)	9mo	$232,000	$150	70
7 Baltimore Way	0.22mi	3/2.5	1,549 (+10%)	6mo	$208,000	$134	68
48 Maryland Rd	0.11mi	3/2.5	1,549 (+10%)	13mo	$250,000	$161	68
61 Maryland Rd	0.11mi	3/2.5	1,549 (+10%)	15mo	$222,000	$143	65
45 Maine Rd	0.08mi	3/2.5	1,547 (+10%)	17mo	$189,000	$122	65
32 Maryland Rd	0.12mi	3/2.5	1,549 (+10%)	18mo	$195,500	$126	63
37 Kansas Ave Ave	0.47mi	3/2.5	1,496 (+6%)	11mo	$205,000	$137	59

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

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-743
• Equity at exit: $62,674

10-year hold

• IRR: 4.3%
• Equity multiple: 1.56×
• Total profit: $26,413
• Equity at exit: $87,285

Cash invested: $47,320 (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 12903

• Home prices YoY: 1.0%
• Active inventory: 19
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$70
• HOA: −$250
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-137

Break-even live

Break-even rent $1,782

Max offer price $144,713

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-90	+0% $-137	+5% $-185	+10% $-233
Rent	-10% $-265	-5% $-201	+0% $-137	+5% $-74	+10% $-10
Rate	-1.0pp $-52	-0.5pp $-94	base $-137	+0.5pp $-181	+1.0pp $-226

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   price $169,000
3. 2026-03-16
   price $179,000
4. 2026-02-09
   price $189,000
5. 2026-01-06
   price $199,000
6. 2025-11-14
   listed $209,000 Active
7. 2006-12-08
   soldstatus $125,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: +$221/yr (+$18/mo · 9.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $19,298
• − Mortgage interest: −$9,467
• − Property taxes: −$2,415
• − Insurance: −$845
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − HOA: −$3,000
• − Depreciation: −$4,916
• Taxable loss: −$4,433
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $-586/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: Plattsburgh City School District
• NCES district ID: 3623280
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $38,322
• Composite: 36.61/100
• National rank: #4626
• State rank: #484 of 590 in NY

Livability — Plattsburgh

• Score: 75/100
• State rank: #262
• US rank: #4134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburgh, NY
• Population (ZIP): 1,740

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 1%
• Common ancestry: Lithuanian 14% Romanian 7% Slovak 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 5% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 163.3688
• 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

+35.2% since first listed

7 events — show timeline

• 2026-04-17 Pending — ACVMLS
• 2026-04-07 Price Changed $169,000 ACVMLS
• 2026-03-16 Price Changed $179,000 ACVMLS
• 2026-02-09 Price Changed $189,000 ACVMLS
• 2026-01-06 Price Changed $199,000 ACVMLS
• 2025-11-14 Listed $209,000 ACVMLS
• 2006-12-08 Sold (Public Records) $125,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,415 · +13.6% YoY. Source: county tax records.