280 West Main Street St · Malone, NY 12953

$69,900

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 295 Days on market

Built 1910 10,454 sqft lot $55/sqft · 47% below area Est $131k · 47% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 3-Bedroom 1Bath Old Style Home with a 1-Car Detached Garage Home is in very good condition has a lot of Pine and Grove ceilings and walls-Has a 200 amp Electrical entrance-Home is being rented at this time Home has blacktop drive side and front covered Porches. 278 West Main-280 West Main and 274 West Main can be drastically reduced if bought as a package all owned buy the same Seller

Key facts

• Covered porches
• Blacktop drive
• 0.24 acre lot

Tags

• PINE AND GROVE CEILINGS
• 200 AMP ELECTRICAL ENTRANCE
• BLACKTOP DRIVE
• COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.3% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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

• It's been on market 295 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 5.5

CMA / ARV

• ARV (median comp): $131,474
• List price: $69,900
• Delta: -46.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Frankln St	0.27mi	2/1.0 (-1)	1,200 (-6%)	2mo	$97,850	$82	71
72 Wellington St	0.23mi	3/1.0	1,188 (-7%)	15mo	$118,453	$100	66
139 Franklin St	0.44mi	3/1.5	1,284 (+1%)	18mo	$160,000	$125	61
27 Front st St	0.37mi	3/2.0	1,208 (-5%)	12mo	$38,000	$31	60
11 Grove St. St	0.26mi	3/1.5	1,350 (+6%)	19mo	$125,500	$93	60
117 Duane Street St	0.54mi	3/1.0	1,158 (-9%)	12mo	$82,000	$71	50
6 Woodward St St	0.72mi	3/1.5	1,160 (-9%)	3mo	$130,000	$112	47
31 Factory Street St	0.44mi	3/1.0	1,156 (-9%)	22mo	$14,000	$12	46
57 West Street St	0.56mi	3/1.0	1,400 (+10%)	16mo	$73,500	$53	44
14 South St	0.70mi	3/1.0	1,133 (-11%)	6mo	$91,000	$80	44
18 Willson St	0.58mi	4/2.0 (+1)	1,428 (+12%)	6mo	$170,000	$119	39
62 Duane St	0.46mi	3/2.0	1,450 (+14%)	20mo	$112,000	$77	35

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: 34.4%
• Equity multiple: 3.67×
• Total profit: $52,311
• Equity at exit: $62,971

10-year hold

• IRR: 29.6%
• Equity multiple: 8.31×
• Total profit: $143,105
• Equity at exit: $135,800

Cash invested: $19,572 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 113
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $222

Break-even live

Break-even rent $769

Max offer price $69,900

Occupancy floor 74%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 295 DOM
2. 2026-06-17
   days on market $69,900 Active 294 DOM
3. 2026-06-16
   days on market $69,900 Active 293 DOM
4. 2026-06-15
   days on market $69,900 Active 292 DOM
5. 2026-06-13
   days on market $69,900 Active 290 DOM
6. 2026-06-12
   days on market $69,900 Active 289 DOM
7. 2026-06-09
   days on market $69,900 Active 286 DOM
8. 2026-06-08
   days on market $69,900 Active 285 DOM
9. 2026-06-07
   days on market $69,900 Active 284 DOM
10. 2026-06-07
    days on market $69,900 Active 283 DOM
11. 2026-06-04
    days on market $69,900 Active 280 DOM
12. 2026-06-02
    days on market $69,900 Active 279 DOM
13. 2026-06-01
    days on market $69,900 Active 278 DOM
14. 2026-05-31
    days on market $69,900 Active 277 DOM
15. 2026-05-13
    price $69,900 392-char remark

    Show marketing remark (392 chars)

    This 3-Bedroom 1Bath Old Style Home with a 1-Car Detached Garage Home is in very good condition has a lot of Pine and Grove ceilings and walls-Has a 200 amp Electrical entrance-Home is being rented at this time Home has blacktop drive side and front covered Porches. 278 West Main-280 West Main and 274 West Main can be drastically reduced if bought as a package all owned buy the same Seller

16. 2026-01-19
    price $79,900 392-char remark

    Show marketing remark (392 chars)

    This 3-Bedroom 1Bath Old Style Home with a 1-Car Detached Garage Home is in very good condition has a lot of Pine and Grove ceilings and walls-Has a 200 amp Electrical entrance-Home is being rented at this time Home has blacktop drive side and front covered Porches. 278 West Main-280 West Main and 274 West Main can be drastically reduced if bought as a package all owned buy the same Seller

17. 2025-08-27
    listed $89,900 Active 392-char remark

    Show marketing remark (392 chars)

    This 3-Bedroom 1Bath Old Style Home with a 1-Car Detached Garage Home is in very good condition has a lot of Pine and Grove ceilings and walls-Has a 200 amp Electrical entrance-Home is being rented at this time Home has blacktop drive side and front covered Porches. 278 West Main-280 West Main and 274 West Main can be drastically reduced if bought as a package all owned buy the same Seller

18. 2021-12-13
    soldstatus $210,000
19. 1999-07-16
    soldstatus $48,000

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,603
• − Mortgage interest: −$3,915
• − Property taxes: −$2,542
• − Insurance: −$350
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,033
• Taxable income: $1,746
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,247/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.73%
• Current HPI: 263.2406
• 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

+45.6% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $69,900 ACVMLS
• 2026-01-19 Price Changed $79,900 ACVMLS
• 2025-08-27 Listed $89,900 ACVMLS
• 2021-12-13 Sold (Public Records) $210,000 Public Records
• 1999-07-16 Sold (Public Records) $48,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,542 · -0.7% YoY. Source: county tax records.