7 Northwood Ave Ave · Peru, NY 12972

$315,000

None bd · None ba · 4,192 sqft · MultiFamily public records · 331 Days on market

Built 1983 2.75 ac lot ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unlock the income potential of this 4-unit multifamily property in desirable Peru, NY. Set on 2.75 acres, this building includes three 2-bedroom units and one spacious 3-bedroom unit—all with separate utilities for easy management. Tenants enjoy a large yard and a covered deck off the upstairs apartments, adding appeal and rental demand. Located near Adirondack Golf Course and local conveniences, this property offers both stability and upside. One unit is currently under renovation, your opportunity to boost cash flow and property value!

Key facts

• Covered deck
• Separate utilities
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• SEPARATE UTILITIES
• LARGE YARD
• COVERED DECK
• NEAR ADIRONDACK GOLF COURSE
• LOCAL CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×3bd/1ba units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.5% in Peru — 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 71/100 on livability (#390 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A-; Watch: amenities F, commute F, health & safety D-.
• Peru Central School District (rural): math 35% / reading 48% proficiency, ranked #483 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 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 $28k of equity ($2k loan paydown + $26k appreciation (8.2% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 3.73×
• Total profit: $240,753
• Equity at exit: $244,412

10-year hold

• IRR: 34.0%
• Equity multiple: 8.03×
• Total profit: $619,665
• Equity at exit: $490,099

Cash invested: $88,200 (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 12972

• Home prices YoY: 3.1%
• Active inventory: 48
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $4,574 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$961
• Net cashflow: $1,669

Break-even live

Break-even rent $2,462

Max offer price $315,000

Occupancy floor 59%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,381
1× unit	3	1	$1,193
Total (4 units)			$4,574

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   statusdays on market $315,000 Pending 331 DOM
2. 2026-06-13
   days on market $315,000 Active 330 DOM
3. 2026-06-10
   days on market $315,000 Active 328 DOM
4. 2026-06-09
   days on market $315,000 Active 327 DOM
5. 2026-06-08
   days on market $315,000 Active 326 DOM
6. 2026-06-07
   days on market $315,000 Active 325 DOM
7. 2026-06-03
   days on market $315,000 Active 321 DOM
8. 2026-06-02
   days on market $315,000 Active 320 DOM
9. 2026-06-01
   days on market $315,000 Active 319 DOM
10. 2026-05-31
    days on market $315,000 Active 318 DOM
11. 2026-05-30
    days on market $315,000 Active 317 DOM
12. 2025-08-04
    price $315,000 549-char remark

    Show marketing remark (549 chars)

    Unlock the income potential of this 4-unit multifamily property in desirable Peru, NY. Set on 2.75 acres, this building includes three 2-bedroom units and one spacious 3-bedroom unit—all with separate utilities for easy management. Tenants enjoy a large yard and a covered deck off the upstairs apartments, adding appeal and rental demand. Located near Adirondack Golf Course and local conveniences, this property offers both stability and upside. One unit is currently under renovation, your opportunity to boost cash flow and property value!

13. 2025-07-18
    listed $330,000 Active 549-char remark

    Show marketing remark (549 chars)

    Unlock the income potential of this 4-unit multifamily property in desirable Peru, NY. Set on 2.75 acres, this building includes three 2-bedroom units and one spacious 3-bedroom unit—all with separate utilities for easy management. Tenants enjoy a large yard and a covered deck off the upstairs apartments, adding appeal and rental demand. Located near Adirondack Golf Course and local conveniences, this property offers both stability and upside. One unit is currently under renovation, your opportunity to boost cash flow and property value!

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $3,632 · $303/mo
• Expected delta: +$1,691/yr (+$141/mo · 87.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $54,888
• − Mortgage interest: −$17,645
• − Property taxes: −$1,941
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,391
• − Management: −$4,391
• − Depreciation: −$9,164
• Taxable income: $15,782
• Est. tax owed @ 24.0%: −$3,788
• After-tax cash flow: $16,235/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: Peru Central School District
• NCES district ID: 3622830
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $59,762
• Composite: 36.62/100
• National rank: #4621
• State rank: #483 of 590 in NY

Livability — Peru

• Score: 71/100
• State rank: #390
• US rank: #6741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,063

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Lithuanian 13% Slovak 7% Portuguese 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% 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: ▲ 8.24%
• Current HPI: 276.4005
• 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

-4.5% since first listed

2 events — show timeline

• 2025-08-04 Price Changed $315,000 ACVMLS
• 2025-07-18 Listed $330,000 ACVMLS

Property tax history

+0.4%/yr

Latest (2025): $1,941 · -1.4% YoY. Source: county tax records.