76 Balsam Dr · Keeseville, NY 12944

$189,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 327 Days on market

Built 1980 4.42 ac lot

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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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rustic Retreat on 4.42 Acres / 2 Bed, 1 Bath / Secluded & Serene Escape the ordinary and embrace the peaceful lifestyle in this charming 2-bedroom, 1-bath rustic home, nestled on 4.42 private acres and hidden from the road for ultimate privacy. With original wood beams and an open-concept layout, this home blends warmth, character, and comfort in a way that's truly timeless. Step inside and feel instantly at ease by the cozy fireplace, perfect for relaxing evenings or chilly winter mornings. Whether you're seeking a year-round getaway or a secluded full-time residence, this home offers the tranquility of nature without sacrificing access to nearby amenities. Centrally located in the h

Key facts

• Original wood beams
• Centrally located
• Secluded escape

Tags

• 4.42 ACRES
• SECLUDED ESCAPE
• COZY FIREPLACE
• OPEN-CONCEPT LAYOUT
• ORIGINAL WOOD BEAMS
• CENTRALLY LOCATED

Property features AI

Exterior

• Utilities: Private well water; 200+ amp electric service; Electricity connected; Water connected; Sewer available (details unknown)
• Home design: Single-family house; One level; Residential property
• Construction: Asphalt roof; Block and slab foundation; Built as a house (year built not provided)
• Exterior features: Porch; Sloped, open, private, rolling slope and wooded lot; Has view; Dirt and gravel road access; Unimproved road frontage with easement

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: No cooling
• Interior features: Wood flooring; 9 total rooms; Washer hookup
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-79 ($-945/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.6% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#673 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools D-, amenities F.
• Ausable Valley Central School District (rural): math 36% / reading 51% proficiency, ranked #474 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $110k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $189k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $166,320 (12.0% 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. It's been on market 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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 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: 0.91% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-35,533
• Equity at exit: $28,181

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-36,952
• Equity at exit: $16,341

Cash invested: $52,920 (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 12944

• Home prices YoY: -1.7%
• Active inventory: 39
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$374 /mo · $4,489/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-79

Break-even live

Break-even rent $1,828

Max offer price $175,083

Occupancy floor 100%

Sensitivity live

Price	-10% $28	-5% $-25	+0% $-79	+5% $-132	+10% $-186
Rent	-10% $-215	-5% $-147	+0% $-79	+5% $-11	+10% $58
Rate	-1.0pp $16	-0.5pp $-31	base $-79	+0.5pp $-128	+1.0pp $-178

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $189,000 Active 327 DOM
2. 2026-05-31
   days on market $189,000 Active 326 DOM
3. 2026-05-30
   days on market $189,000 Active 325 DOM
4. 2025-12-17
   status Active
5. 2025-12-17
   price $189,000
6. 2025-11-27
   historical
7. 2025-09-11
   price $279,000
8. 2025-06-16
   listed $299,000 Active
9. 2024-06-06
   soldstatus $80,201
10. 2013-04-12
    soldstatus $85,000

ⓘ 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: $4,489 · $374/mo
• Projected year-2 tax: $4,489 · $374/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $20,738
• − Mortgage interest: −$10,587
• − Property taxes: −$4,489
• − Insurance: −$945
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$5,498
• Taxable loss: −$4,100
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $39/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: Ausable Valley Central School District
• NCES district ID: 3616170
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,989
• Composite: 37.43/100
• National rank: #4417
• State rank: #474 of 590 in NY

Livability — Keeseville

• Score: 65/100
• State rank: #673
• US rank: #12604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,043

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 20% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -3.79%
• Current HPI: 220.0385
• 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

+122.4% since first listed

7 events — show timeline

• 2025-12-17 Relisted — ACVMLS
• 2025-12-17 Price Changed $189,000 ACVMLS
• 2025-11-27 Delisted — ACVMLS
• 2025-09-11 Price Changed $279,000 ACVMLS
• 2025-06-16 Listed $299,000 ACVMLS
• 2024-06-06 Sold (Public Records) $80,201 Public Records
• 2013-04-12 Sold (Public Records) $85,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,489 · +13.0% YoY. Source: county tax records.