None · Dannemora, NY 12929

$74,900

6 bd · 2.0 ba · 2,812 sqft · MultiFamily public records · 49 Days on market

Built 1936 9,757 sqft lot $27/sqft · 46% below area Est $138k · 46% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Two-family duplex in the Village of Dannemora offering excellent investment potential. Built in 1936, this up-and-down property features 2,812 SF, six bedrooms, two full baths and a full unfinished basement. Situated on a 0.22-acre lot with public utilities, the home is within walking distance to local amenities. Recent updates include brand-new front doors and a new sliding glass door to the back deck; yard professionally cleaned and trimmed. Ideal for investors or owner-occupants seeking rental income.

Key facts

• Two family duplex
• Investment potential
• Public utilities

Tags

• TWO FAMILY DUPLEX
• INVESTMENT POTENTIAL
• FULL UNFINISHED BASEMENT
• PUBLIC UTILITIES
• BRAND NEW FRONT DOORS
• NEW SLIDING GLASS DOOR

Property features AI

Finance

• Financial info: Tax annual amount available (excluded per instructions)

Exterior

• Parking: 2-car garage (garage faces front); 2-car carport; 2 open parking spaces
• Utilities: Public water; Public sewer; Water available; electricity not available
• Home design: Duplex; 2 stories; Residential single-family residence (listed as fixer)
• Construction: Built as a duplex
• Exterior features: Has a view; Asphalt/shingle roof

Interior

• Bedrooms: Total rooms: 17
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan cooling
• Interior features: Ceiling fans throughout; Sliding doors; Storm doors
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,079 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• Saranac Central School District (rural): math 43% / reading 56% proficiency, ranked #374 of 590 in NY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.90% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $137,541
• List price: $74,900
• Delta: -45.54%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.26×
• Total profit: $26,515
• Equity at exit: $11,168

10-year hold

• IRR: 37.5%
• Equity multiple: 4.48×
• Total profit: $72,919
• Equity at exit: $6,476

Cash invested: $20,972 (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 12929

• Home prices YoY: -2.8%
• Active inventory: 8
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $607

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 52%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $74,900 Active 49 DOM
2. 2026-06-17
   days on market $74,900 Active 48 DOM
3. 2026-06-16
   days on market $74,900 Active 47 DOM
4. 2026-06-15
   days on market $74,900 Active 46 DOM
5. 2026-06-13
   days on market $74,900 Active 44 DOM
6. 2026-06-12
   days on market $74,900 Active 43 DOM
7. 2026-06-09
   days on market $74,900 Active 40 DOM
8. 2026-06-08
   days on market $74,900 Active 39 DOM
9. 2026-06-07
   days on market $74,900 Active 38 DOM
10. 2026-06-07
    pricedays on market $74,900 Active 37 DOM
11. 2026-06-04
    days on market $84,900 Active 34 DOM
12. 2026-06-02
    days on market $84,900 Active 33 DOM
13. 2026-06-01
    days on market $84,900 Active 32 DOM
14. 2026-05-31
    days on market $84,900 Active 31 DOM
15. 2026-04-30
    listed $84,900 Active 509-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $17,076
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,179
• Taxable income: $6,471
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,725/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: Saranac Central School District
• NCES district ID: 3600009
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $59,066
• Composite: 43.19/100
• National rank: #3065
• State rank: #374 of 590 in NY

Livability — Dannemora

• Score: 57/100
• State rank: #1079
• US rank: #21686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dannemora, NY
• City population: 2,882
• Population (ZIP): 2,882

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 50% Black 34% Hispanic / Latino 13% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Lithuanian 4% Slovak 2% German 1%
• Foreign-born: 13% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -7.37%
• Current HPI: 259.4451
• 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

-11.8% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $74,900 ACVMLS
• 2026-04-30 Listed $84,900 ACVMLS

Property tax history

+4.3%/yr

Latest (2025): $4,786 · +8.5% YoY. Source: county tax records.