1130 Bozenkill Rd · Duane Lake, NY 12053

$124,900

3 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 14 Days on market

Built 1885 1.00 ac lot

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Why this score? — see what drove the C 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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FARMHOUSE ON ONE ACRE SURROUNDED BY DAIRY FARM. IF IT'S COUNTRY LIVING YOU WANT, HERE IT IS. SMELL THE SWEET COUNTRY AIR AND ENJOY YOUR OWN GARDEN. EASY COMMUTE TO ALBANY OR SCHENECTADY. GREAT FIRST-TIMER. Fair Condition

Key facts

• 1 acre lot
• 2 parking spots
• Built 1885

Property features AI

Finance

• Other: Property sits on approximately 1 acre with road frontage and rolling slope; Waterfront on Wolf Creek

Exterior

• Parking: Two off-street parking spaces via driveway
• Utilities: Septic tank (sewer); Unknown sewer connection
• Home design: Single-family residence; Fixer condition
• Construction: Construction materials include aluminum siding and other materials; Foundation: block and combination
• Exterior features: Deck; Garden; Shed(s)

Interior

• Kitchen: Kitchen on the first floor; Appliances: Other
• Bedrooms: First-floor bedroom; Second-floor bedroom; Second-floor bedroom
• Flooring: Wood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating; Hot water heating; Wood stove
• Interior features: Wood flooring throughout; One fireplace
• Laundry & utility: Basement (full, other) — utility space available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 64/100 on livability (#716 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Duanesburg Central School District (rural): math 54% / reading 71% proficiency, ranked #176 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Duanesburg Elementary School (math 47% / reading 67%, grade C+, #842 of 2,108 statewide, top 43%, 332 students, 26% FRL); Duanesburg High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 312 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $58k; list at $125k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $73,285
• Equity at exit: $112,520

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $212,009
• Equity at exit: $242,653

Cash invested: $34,972 (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 12053

• Home prices YoY: 7.1%
• Active inventory: 49
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$317 /mo · $3,809/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $81

Break-even live

Break-even rent $1,297

Max offer price $124,900

Occupancy floor 89%

Sensitivity live

Price	-10% $151	-5% $116	+0% $81	+5% $45	+10% $10
Rent	-10% $-30	-5% $25	+0% $81	+5% $136	+10% $191
Rate	-1.0pp $144	-0.5pp $112	base $81	+0.5pp $48	+1.0pp $15

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $124,900 Active 14 DOM
2. 2026-06-18
   days on market $124,900 Active 11 DOM
3. 2026-06-17
   days on market $124,900 Active 10 DOM
4. 2026-06-16
   days on market $124,900 Active 9 DOM
5. 2026-06-15
   days on market $124,900 Active 8 DOM
6. 2026-06-14
   days on market $124,900 Active 6 DOM
7. 2026-06-13
   pricedays on market $124,900 Active 5 DOM
8. 2026-06-10
   days on market $128,900 Active 3 DOM
9. 2026-06-09
   days on market $128,900 Active 2 DOM
10. 2026-06-08
    remarks 288-char remark
11. 2026-06-08
    listed $128,900 Active 1 DOM

ⓘ 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: $3,809 · $317/mo
• Projected year-2 tax: $3,809 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,787
• − Mortgage interest: −$6,996
• − Property taxes: −$3,809
• − Insurance: −$624
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,633
• Taxable loss: −$962
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $1,199/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: Duanesburg Central School District
• NCES district ID: 3609360
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▲ 9.00%
• Median HH income: $76,847
• Composite: 55.65/100
• National rank: #1227
• State rank: #176 of 590 in NY

Livability — Duane Lake

• Score: 64/100
• State rank: #716
• US rank: #13615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,325

Population outlook (Albany County) Hauer SSP2

• Today (2025): 320,794 people
• By 2030: 327,401 · +2.1%
• By 2040: 338,218 · +5.4%
• By 2050: 348,467 · +8.6%
• By 2075: 381,693 · +19.0%
• By 2100: 393,809 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Iranian 5% Italian 4% Lithuanian 3%
• Foreign-born: 2% · Canada

Political lean MEDSL · Albany

• 2024 margin: Strong D (+25.8) · D 62.9% · R 37.1%
• 2008→2024 swing: -3.6pp toward R · 2008: 29.4pp · 2024: 25.8pp
• All cycles: 2024: D+25.8 2020: D+31.4 2016: D+24.3 2012: D+31.0 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.51%
• Current HPI: 310.3979
• 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

+57.4% since first listed

4 events — show timeline

• 2026-06-07 Listed $128,900 Global MLS
• 2001-01-03 Sold (MLS) $58,000 Global MLS
• 1999-05-12 Listed $61,900 Global MLS
• 1999-02-11 Sold (Public Records) $81,881 Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,809 · -3.1% YoY. Source: county tax records.