20 N Franklin St · Athens, NY 12015

$289,900

3 bd · 1.5 ba · 2,060 sqft · SingleFamily public records · 95 Days on market

Built 1881 3,049 sqft lot $141/sqft · 45% below area Est $524k · 45% under ↓ 25% since listing

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Why this score? — see what drove the A 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
• Appreciation +8.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step back in time with this 1881 2-story vintage home, filled with Old-World Charm and Character. Opportunity awaits: the interior is ready to move in, while the exterior needs a little TLC to shine. Located in the Athens Village Historic District, near the Hudson River and a short ride to Trendy Hudson Downtown. Ideal for Nature Lovers, with Kayak launches, Hiking, and Wineries nearby. Features a front porch, exquisitely detailed entry doors, a spacious Main Level with an Open Floor plan, a large eat-in kitchen with a back staircase leading to the second level. Three spacious bedrooms on the second level with an updated full bath. Freshly Painted, Original Trim Work, and Newer Laminate Floors. Municipal Water & Sewer. Zoned for Residential or Special Commercial uses. Explore the Possibilities at this Prime Village location!

Key facts

• Open floor plan
• Large eat-in kitchen
• Original trim work

Tags

• FRONT PORCH
• OPEN FLOOR PLAN
• LARGE EAT-IN KITCHEN
• BACK STAIRCASE
• UPDATED FULL BATH
• ORIGINAL TRIM WORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $290k).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#785 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edward J Arthur Elementary School (math 44% / reading 64%, grade C, #908 of 2,108 statewide, top 46%, 184 students, 40% FRL); Coxsackie-Athens Middle School (math 22% / reading 46%, grade F, #497 of 729 statewide, top 69%, 364 students, 41% FRL); Coxsackie-Athens High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 365 students, 0% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.9% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 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 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.72%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $524,038
• List price: $289,900
• Delta: -44.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 S Church St	0.21mi	3/3.0	2,000 (-3%)	20mo	$435,000	$218	63
102 Second St	0.29mi	4/1.5 (+1)	1,827 (-11%)	8mo	$310,000	$170	56
37 N Vernon	0.38mi	3/1.5	1,876 (-9%)	18mo	$375,000	$200	52
106 N Washington St	0.52mi	3/2.0	1,907 (-7%)	17mo	$313,100	$164	47
16 Murphy Dr	0.48mi	3/2.5	2,340 (+14%)	14mo	$385,000	$165	39
2 - 1 Water St	0.75mi	3/2.0	1,827 (-11%)	14mo	$460,000	$252	33
2 Water St	0.75mi	3/2.0	1,827 (-11%)	14mo	$460,000	$252	33

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.65×
• Total profit: $214,837
• Equity at exit: $180,865

10-year hold

• IRR: 38.6%
• Equity multiple: 7.51×
• Total profit: $528,793
• Equity at exit: $326,806

Cash invested: $81,172 (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 12015

• Home prices YoY: 1.4%
• Active inventory: 91
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $5,166 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $2,078

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 55%

Sensitivity live

Price	-10% $2,278	-5% $2,178	+0% $2,078	+5% $1,978	+10% $1,878
Rent	-10% $1,670	-5% $1,874	+0% $2,078	+5% $2,282	+10% $2,486
Rate	-1.0pp $2,224	-0.5pp $2,152	base $2,078	+0.5pp $2,003	+1.0pp $1,927

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	25d	1	0.97mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	25d	1	1.02mi
258 Warren St Hudson, NY	3.0	2.0	2464	$5,300	$2.15	25d	1	1.09mi
188 Mt Merino Rd Hudson, NY	4.0	3.5	2800	$11,000	$3.93	25d	1	1.34mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	46d	1	1.39mi

Listing history 25 events

1. 2026-06-21
   days on market $289,900 Active 95 DOM
2. 2026-06-18
   days on market $289,900 Active 92 DOM
3. 2026-06-17
   days on market $289,900 Active 91 DOM
4. 2026-06-16
   days on market $289,900 Active 90 DOM
5. 2026-06-15
   days on market $289,900 Active 89 DOM
6. 2026-06-14
   days on market $289,900 Active 87 DOM
7. 2026-06-13
   days on market $289,900 Active 86 DOM
8. 2026-06-10
   days on market $289,900 Active 84 DOM
9. 2026-06-09
   days on market $289,900 Active 83 DOM
10. 2026-06-08
    days on market $289,900 Active 82 DOM
11. 2026-06-07
    days on market $289,900 Active 81 DOM
12. 2026-06-05
    days on market $289,900 Active 78 DOM
13. 2026-06-03
    days on market $289,900 Active 77 DOM
14. 2026-06-02
    days on market $289,900 Active 76 DOM
15. 2026-06-01
    days on market $289,900 Active 75 DOM
16. 2026-05-31
    days on market $289,900 Active 74 DOM
17. 2026-05-31
    days on market $289,900 Active 73 DOM
18. 2026-04-14
    price $289,900 843-char remark

    Show marketing remark (843 chars)

    Step back in time with this 1881 2-story vintage home, filled with Old-World Charm and Character. Opportunity awaits: the interior is ready to move in, while the exterior needs a little TLC to shine. Located in the Athens Village Historic District, near the Hudson River and a short ride to Trendy Hudson Downtown. Ideal for Nature Lovers, with Kayak launches, Hiking, and Wineries nearby. Features a front porch, exquisitely detailed entry doors, a spacious Main Level with an Open Floor plan, a large eat-in kitchen with a back staircase leading to the second level. Three spacious bedrooms on the second level with an updated full bath. Freshly Painted, Original Trim Work, and Newer Laminate Floors. Municipal Water & Sewer. Zoned for Residential or Special Commercial uses. Explore the Possibilities at this Prime Village location!

19. 2026-03-18
    status Active
20. 2026-03-17
    listed $299,900 Active 843-char remark

    Show marketing remark (843 chars)

    Step back in time with this 1881 2-story vintage home, filled with Old-World Charm and Character. Opportunity awaits: the interior is ready to move in, while the exterior needs a little TLC to shine. Located in the Athens Village Historic District, near the Hudson River and a short ride to Trendy Hudson Downtown. Ideal for Nature Lovers, with Kayak launches, Hiking, and Wineries nearby. Features a front porch, exquisitely detailed entry doors, a spacious Main Level with an Open Floor plan, a large eat-in kitchen with a back staircase leading to the second level. Three spacious bedrooms on the second level with an updated full bath. Freshly Painted, Original Trim Work, and Newer Laminate Floors. Municipal Water & Sewer. Zoned for Residential or Special Commercial uses. Explore the Possibilities at this Prime Village location!

21. 2026-03-17
    historical

    Show marketing remark (843 chars)

    Step back in time with this 1881 2-story vintage home, filled with Old-World Charm and Character. Opportunity awaits: the interior is ready to move in, while the exterior needs a little TLC to shine. Located in the Athens Village Historic District, near the Hudson River and a short ride to Trendy Hudson Downtown. Ideal for Nature Lovers, with Kayak launches, Hiking, and Wineries nearby. Features a front porch, exquisitely detailed entry doors, a spacious Main Level with an Open Floor plan, a large eat-in kitchen with a back staircase leading to the second level. Three spacious bedrooms on the second level with an updated full bath. Freshly Painted, Original Trim Work, and Newer Laminate Floors. Municipal Water & Sewer. Zoned for Residential or Special Commercial uses. Explore the Possibilities at this Prime Village location!

22. 2025-05-16
    status Pending
23. 2024-08-12
    price $350,000
24. 2024-07-15
    price $365,000
25. 2024-04-28
    listed $385,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,998
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$4,960
• − Management: −$4,960
• − Depreciation: −$8,433
• Taxable income: $21,608
• Est. tax owed @ 24.0%: −$5,186
• After-tax cash flow: $19,751/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Athens

• Score: 63/100
• State rank: #785
• US rank: #15102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, NY
• Population (ZIP): 4,084

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Romanian 3% Iranian 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Russian/Polish/Slavic 5% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 426.3034
• 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

-24.7% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $289,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-28 Listed $385,000 OneKey® MLS as Distributed by MLS Grid