1385 Strackville Rd · Redford, NY 12981

$49,900

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 109 Days on market

Built 1900 0.55 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-Bedroom Home in Saranac - Priced to Sell Fast! Discover an incredible opportunity! This cozy 3-bedroom, 1-bath home offers just under 1,000 sq. ft. of comfortable living space on a beautiful lot—perfect for easy upkeep and outdoor activities. Walking distance to the Saranac River. A detached 1-car garage adds extra convenience and storage. Aggressively priced for a quick sale, this property is ideal for investors, first-time buyers, or anyone looking for a great deal in a desirable area. Don't wait—this one will not last! All offers must be submitted by the buyer or buyer's agent using the online auction platform on hubzu.com. . this property will be sold in an up

Key facts

• 0.55 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#833 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, crime F.
• Saranac Central School District (rural): math 43% / reading 56% proficiency, ranked #374 of 590 in NY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.4% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1900 — 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 F 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: 2.12% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.27%
• DSCR: 2.44
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $118,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Mill Street St	0.32mi	4/1.5 (+1)	1,080 (+9%)	20mo	$130,000	$120	46

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

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.22×
• Total profit: $30,952
• Equity at exit: $23,417

10-year hold

• IRR: 38.4%
• Equity multiple: 6.41×
• Total profit: $75,646
• Equity at exit: $36,868

Cash invested: $13,972 (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 12981

• Home prices YoY: 1.3%
• Active inventory: 16
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $376

Break-even live

Break-even rent $583

Max offer price $49,900

Occupancy floor 60%

Sensitivity live

Price	-10% $404	-5% $390	+0% $376	+5% $362	+10% $348
Rent	-10% $292	-5% $334	+0% $376	+5% $418	+10% $459
Rate	-1.0pp $401	-0.5pp $388	base $376	+0.5pp $363	+1.0pp $350

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-11
   status Pending
2. 2026-01-10
   price $49,900
3. 2025-11-21
   listed $59,900 Active
4. 2005-05-25
   soldstatus $83,000
5. 2003-01-28
   soldstatus $40,000
6. 1998-08-31
   soldstatus $41,700
7. 1996-11-25
   soldstatus $25,000

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $12,703
• − Mortgage interest: −$2,795
• − Property taxes: −$2,136
• − Insurance: −$250
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,452
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,540/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: Saranac Central School District
• NCES district ID: 3600009
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $59,066
• Composite: 43.19/100
• National rank: #3065
• State rank: #374 of 590 in NY

Livability — Redford

• Score: 62/100
• State rank: #833
• US rank: #16154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,233

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 3.35%
• Current HPI: 269.3693
• 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

+99.6% since first listed

7 events — show timeline

• 2026-03-11 Pending — ACVMLS
• 2026-01-10 Price Changed $49,900 ACVMLS
• 2025-11-21 Listed $59,900 ACVMLS
• 2005-05-25 Sold (Public Records) $83,000 Public Records
• 2003-01-28 Sold (Public Records) $40,000 Public Records
• 1998-08-31 Sold (Public Records) $41,700 Public Records
• 1996-11-25 Sold (Public Records) $25,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,136 · +0.8% YoY. Source: county tax records.