248 French Rd · Cold Brook, NY 13324

$115,900

1 bd · 1.0 ba · 670 sqft · SingleFamily public records · 11 Days on market

Built 2004 0.52 ac lot $173/sqft · 6% below area Est $123k · 6% under

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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 +10.0/15.0
• Appreciation +8.0/10.0
• Cash flow +6.2/30.0
• Schools +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.5/10.0

Listing remarks

Tucked away in the Adirondack Park, this private retreat at 248 French Road, Hoffmeister, NY offers the perfect escape from the everyday. Surrounded by towering pines and abundant wildlife, this property delivers a rare blend of tranquility, seclusion, and natural beauty. Set on a generous parcel of land, the home provides a peaceful setting ideal for year-round living or a seasonal getaway. Whether you’re enjoying your morning coffee on the porch, exploring nearby trails, or unwinding under a canopy of stars, every moment here feels like a true retreat. Inside, the home features a warm and inviting atmosphere with comfortable living spaces designed for relaxation after a day outdoors

Key facts

• Private retreat
• Proximity to rivers
• Proximity to lakes

Tags

• PRIVATE RETREAT
• PROXIMITY TO LAKES
• PROXIMITY TO RIVERS
• RECREATION OPPORTUNITIES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story property; Existing/resale home; Metal roof; Wood siding
• Construction: Pillar/post/pier foundation; Built with wood siding; Metal roof
• Exterior features: Blacktop driveway; Rectangular lot approximately 0.52 acre (115 x 198); Right-of-way road frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane forced-air heating
• Interior features: Pull-down attic stairs; See remarks
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (29.6% below list).
• Recommended offer: $79k (32.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 56/100 on livability (#1,123 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Poland Central School District (rural): math 63% / reading 58% proficiency, ranked #240 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 55 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($801 loan paydown + $7k appreciation (6.1% local appreciation)).
• Hamilton County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $6k; list at $116k implies a 1832% gain — meaningful room to come down on a strong offer.

Recommended offer $78,587 (32.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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 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: 0.70% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 11.8

CMA / ARV

• ARV (median comp): $122,795
• List price: $115,900
• Delta: -5.62%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.64×
• Total profit: $20,684
• Equity at exit: $73,528

10-year hold

• IRR: 10.7%
• Equity multiple: 3.20×
• Total profit: $71,300
• Equity at exit: $133,919

Cash invested: $32,452 (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 13324

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $-211

Break-even live

Break-even rent $1,083

Max offer price $78,587

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   statusdays on market $115,900 Pending 11 DOM
2. 2026-06-13
   days on market $115,900 Active 10 DOM
3. 2026-06-10
   days on market $115,900 Active 8 DOM
4. 2026-06-09
   days on market $115,900 Active 7 DOM
5. 2026-06-08
   days on market $115,900 Active 6 DOM
6. 2026-06-07
   days on market $115,900 Active 5 DOM
7. 2026-06-05
   days on market $115,900 Active 2 DOM
8. 2026-06-03
   days on marketlisting id $115,900 Active 1 DOM
9. 2026-05-30
   days on market $115,900 Active 26 DOM
10. 2026-05-04
    listed $115,900 Active 1364-char remark
11. 2017-06-30
    historical
12. 2014-06-30
    listed $99,900
13. 1994-10-27
    soldstatus $6,000

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $9,785
• − Mortgage interest: −$6,492
• − Property taxes: −$2,392
• − Insurance: −$580
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$3,372
• Taxable loss: −$4,616
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $-1,427/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: Poland Central School District
• NCES district ID: 3623370
• Math proficiency: 63% ▲ 15.00%
• Reading proficiency: 58% ▲ 17.00%
• Median HH income: $47,888
• Composite: 51.32/100
• National rank: #1742
• State rank: #240 of 590 in NY

Livability — Cold Brook

• Score: 56/100
• State rank: #1123
• US rank: #23080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,714

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 4,374 people
• By 2030: 4,157 · -5.0%
• By 2040: 3,641 · -16.8%
• By 2050: 3,238 · -26.0%
• By 2075: 2,644 · -39.6%
• By 2100: 2,017 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Native American 2%
• Common ancestry: Romanian 8% Lithuanian 7% Portuguese 4%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Strong R (+29.5) · D 35.3% · R 64.7%
• 2008→2024 swing: -2.6pp toward R · 2008: -26.9pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+30.3 2016: R+38.8 2012: R+26.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.09%
• Current HPI: 346.7657
• 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

+1831.7% since first listed

7 events — show timeline

• 2026-06-14 Pending — CNYIS
• 2026-06-02 Listed $115,900 CNYIS
• 2026-05-30 Listing Removed — CNYIS
• 2026-05-04 Listed $115,900 CNYIS
• 2017-06-30 Listing Removed — Global MLS
• 2014-06-30 Listed $99,900 Global MLS
• 1994-10-27 Sold (Public Records) $6,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,392 · +2.9% YoY. Source: county tax records.