5 Washington · Liberty, NY 12754

$120,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 305 Days on market

Built 1954

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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
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision to life with this amazing opportunity to reimagine a property from the ground up. Stripped down to the studs, this home offers a clean slate for investors with a creative eye, located in the Village of Liberty this property is truly a diamond in the rough. With 3 beds and 1 bath the layout is ready for customization and the possibilities are endless. Whether you’re looking to flip, build your dream home, or create a high-yield rental, this project is primed for profit. All utilities ready for reconnection. Close to shops, restaurants, and schools. This property is being sold as-is! Motivated Seller!

Key facts

• Close to restaurants
• Close to schools
• Close to shops

Tags

• CLOSE TO SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Electric service provided by NYSEG; Public sewer; Electricity available
• Home design: Single family residence; Living area per public records
• Construction: Advanced framing technique (construction material)
• Exterior features: Not waterfront; Advanced framing technique construction

Interior

• Kitchen: No appliances listed
• Bedrooms: 5 total rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: No cooling; No heating listed (other heating noted)
• Interior features: Basement is full; Basement present; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 691 students, 64% FRL); Liberty Middle School (math 12% / reading 29%, grade F, #664 of 729 statewide, top 91%, 529 students, 68% FRL); Liberty High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 596 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liberty Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Crime grade is D 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?
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: 1.43% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $240,768
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 W Lake St	0.05mi	3/1.5	1,173 (-6%)	7mo	$276,000	$235	79
326 West Lake St	0.30mi	3/1.5	1,280 (+2%)	4mo	$188,000	$147	77
138 Chestnut	0.29mi	3/1.5	1,248 (-0%)	10mo	$200,000	$160	75
109 Lake St	0.31mi	3/1.5	1,158 (-8%)	1mo	$182,500	$158	70
9 Hope St	0.32mi	3/1.0	1,111 (-11%)	3mo	$217,500	$196	63
8 Spur St	0.32mi	3/1.0	1,216 (-3%)	22mo	$265,000	$218	62
2 Cross St	0.36mi	2/1.0 (-1)	1,268 (+1%)	20mo	$120,000	$95	59
25 Albion St	0.38mi	4/2.0 (+1)	1,125 (-10%)	2mo	$271,000	$241	54
287 W Lake St	0.11mi	4/1.0 (+1)	1,122 (-10%)	23mo	$215,000	$192	53
28 Long Dr	0.47mi	4/2.0 (+1)	1,152 (-8%)	19mo	$220,000	$191	40
13 Cooper Ave	0.44mi	4/2.0 (+1)	1,100 (-12%)	19mo	$249,000	$226	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 37.6%
• Equity multiple: 3.89×
• Total profit: $97,264
• Equity at exit: $108,106

10-year hold

• IRR: 32.4%
• Equity multiple: 8.78×
• Total profit: $261,450
• Equity at exit: $233,134

Cash invested: $33,600 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$629
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $500

Break-even live

Break-even rent $1,082

Max offer price $120,000

Occupancy floor 66%

Sensitivity live

Price	-10% $568	-5% $534	+0% $500	+5% $466	+10% $432
Rent	-10% $365	-5% $433	+0% $500	+5% $568	+10% $636
Rate	-1.0pp $561	-0.5pp $531	base $500	+0.5pp $469	+1.0pp $438

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Carrier St Unit 2 Liberty, NY	3.0	1.0	950	$1,700	$1.79	20d	1	0.27mi
90 Champlin Ave Unit 1 Liberty, NY	3.0	1.0	1100	$1,800	$1.64	45d	1	0.55mi
7 Law St Unit PH Liberty, NY	2.0	1.0	900	$1,700	$1.89	15d	1	0.60mi
299 S Main St Unit 2 Liberty, NY	3.0	1.0	900	$1,575	$1.75	24d	1	0.85mi
11 Orange Ln Unit 9 Liberty, NY	2.0	2.0	995	$1,769	$1.78	24d	1	0.88mi

Listing history 25 events

1. 2026-06-18
   days on market $120,000 Active 305 DOM
2. 2026-06-17
   days on market $120,000 Active 304 DOM
3. 2026-06-16
   days on market $120,000 Active 303 DOM
4. 2026-06-15
   days on market $120,000 Active 302 DOM
5. 2026-06-14
   days on market $120,000 Active 300 DOM
6. 2026-06-13
   days on market $120,000 Active 299 DOM
7. 2026-06-10
   days on market $120,000 Active 297 DOM
8. 2026-06-09
   days on market $120,000 Active 296 DOM
9. 2026-06-08
   days on market $120,000 Active 295 DOM
10. 2026-06-07
    days on market $120,000 Active 294 DOM
11. 2026-06-03
    days on market $120,000 Active 290 DOM
12. 2026-06-02
    days on market $120,000 Active 289 DOM
13. 2026-06-01
    days on market $120,000 Active 288 DOM
14. 2026-05-31
    days on market $120,000 Active 287 DOM
15. 2026-05-31
    days on market $120,000 Active 286 DOM
16. 2026-02-19
    price $120,000
17. 2026-02-19
    status Active
18. 2026-02-03
    historical
19. 2025-10-29
    price $130,000
20. 2025-08-01
    listed $145,000 Active
21. 2023-04-07
    soldstatus $78,000
22. 2023-02-27
    soldstatus $75,000
23. 2022-05-20
    soldstatus $105,000
24. 2017-02-01
    soldstatus $10,600
25. 2007-02-23
    soldstatus $89,500

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,589
• − Mortgage interest: −$6,722
• − Property taxes: −$2,110
• − Insurance: −$600
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$3,491
• Taxable income: $4,372
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,955/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, NY
• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

+34.1% since first listed

10 events — show timeline

• 2026-02-19 Price Changed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-07 Sold (Public Records) $78,000 Public Records
• 2023-02-27 Sold (Public Records) $75,000 Public Records
• 2022-05-20 Sold (Public Records) $105,000 Public Records
• 2017-02-01 Sold (Public Records) $10,600 Public Records
• 2007-02-23 Sold (Public Records) $89,500 Public Records

Property tax history

-6.0%/yr

Latest (2025): $2,110 · +9.5% YoY. Source: county tax records.