12 Depot St · Chateaugay, NY 12920

$149,900

None bd · None ba · 3,496 sqft · Townhouse public records · 250 Days on market

Built 1920 Fair condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

5 unit building in Chateaugay Village. 1-studio, 2-1 bedroom, 1-2 bedroom and1-3 bedroom. Lots of updates including flooring, water and sewer lines, kitchens, LED lighting, fuel tanks and fresh paint throughout. All occupied with excellent income. Tenants pay own utilities.

Key facts

• Fresh paint
• Led lighting
• Lots of updates

Tags

• LOTS OF UPDATES
• LED LIGHTING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a townhouse listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#694 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Chateaugay Central School District (rural): math 45% / reading 50% proficiency, ranked #515 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 250 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% 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 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.00% ✗
• Cap rate: -2.16%
• Cash-on-cash: -30.18%
• DSCR: -0.34
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.09×
• Total profit: $-38,308
• Equity at exit: $78,950

10-year hold

• IRR: -6.9%
• Equity multiple: -0.30×
• Total profit: $-54,748
• Equity at exit: $131,539

Cash invested: $41,972 (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 12920

• Home prices YoY: 1.5%
• Active inventory: 34

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$786
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,056

Break-even live

Break-even rent $1,336

Max offer price —

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 250 DOM
2. 2026-06-17
   days on market $149,900 Active 249 DOM
3. 2026-06-16
   days on market $149,900 Active 248 DOM
4. 2026-06-15
   days on market $149,900 Active 247 DOM
5. 2026-06-13
   days on market $149,900 Active 245 DOM
6. 2026-06-12
   days on market $149,900 Active 244 DOM
7. 2026-06-09
   days on market $149,900 Active 241 DOM
8. 2026-06-08
   days on market $149,900 Active 240 DOM
9. 2026-06-07
   days on market $149,900 Active 239 DOM
10. 2026-06-07
    days on market $149,900 Active 238 DOM
11. 2026-06-04
    days on market $149,900 Active 235 DOM
12. 2026-06-02
    days on market $149,900 Active 234 DOM
13. 2026-06-01
    days on market $149,900 Active 233 DOM
14. 2026-05-31
    days on market $149,900 Active 232 DOM
15. 2025-10-11
    listed $149,900 Active 274-char remark

    Show marketing remark (274 chars)

    5 unit building in Chateaugay Village. 1-studio, 2-1 bedroom, 1-2 bedroom and1-3 bedroom. Lots of updates including flooring, water and sewer lines, kitchens, LED lighting, fuel tanks and fresh paint throughout. All occupied with excellent income. Tenants pay own utilities.

16. 2024-12-12
    soldstatus $210,000
17. 2024-10-15
    listed $189,900 Active
18. 1999-04-30
    soldstatus $45,000

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $2,509 · $209/mo
• Expected delta: +$24/yr (+$2/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$8,397
• − Property taxes: −$2,485
• − Insurance: −$750
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$4,361
• Taxable loss: −$15,992
• Est. tax savings @ 24.0%: +$3,838
• After-tax cash flow: $-8,829/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate updates needed, primarily in the kitchen and bathrooms. Fresh paint and new flooring would significantly improve its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — The cabinets may be dated and could benefit from a fresh paint job or new hardware.
• Minor Bathroom cabinetry — The cabinetry may be dated and could benefit from a fresh paint job or new hardware.
• Moderate Flooring — The flooring in the kitchen and bathrooms may need updating to improve the overall appearance and value of the property.

Value-add opportunities

• Both Fresh paint throughout — Fresh paint can improve the overall appearance and value of the property, both for resale and rental.
• Both New flooring — New flooring can improve the appearance and functionality of the kitchen and bathrooms, making the property more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets may be dated and could benefit from a fresh paint job or new hardware.	Minor	$500–3,000
Bathroom cabinetry · The cabinetry may be dated and could benefit from a fresh paint job or new hardware.	Minor	$500–3,000
Flooring · The flooring in the kitchen and bathrooms may need updating to improve the overall appearance and value of the property.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Fresh paint throughout — Fresh paint can improve the overall appearance and value of the property, both for resale and rental. ↑
• Both New flooring — New flooring can improve the appearance and functionality of the kitchen and bathrooms, making the property more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chateaugay Central School District
• NCES district ID: 3607080
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $48,279
• Composite: 42.66/100
• National rank: #6803
• State rank: #515 of 755 in NY

Livability — Chateaugay

• Score: 65/100
• State rank: #694
• US rank: #13108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chateaugay, NY
• Population (ZIP): 2,509

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 18% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 300.5209
• 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

+233.1% since first listed

4 events — show timeline

• 2025-10-11 Listed $149,900 ACVMLS
• 2024-12-12 Sold (Public Records) $210,000 Public Records
• 2024-10-15 Listed $189,900 SLCMLS
• 1999-04-30 Sold (Public Records) $45,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,485 · +1.7% YoY. Source: county tax records.