7147 Route 9 · Plattsburgh, NY 12901

$69,000

5 bd · 3.0 ba · 2,530 sqft · SingleFamily public records · 606 Days on market

Built 1958 10,454 sqft lot $27/sqft · 78% below area

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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
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home could be renovated for residential or has potential as commercial. 2 car attached garage. Close to I-87 and the Ferry to Vermont. Town variance for residential has expired and would be renewed by new owners for residential use.

Key facts

• Close to i-87
• The ferry to vermont
• 0.24 acre lot

Tags

• 2 CAR ATTACHED GARAGE
• CLOSE TO I-87
• THE FERRY TO VERMONT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 2.8% in Plattsburgh — 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 75/100 on livability (#262 in NY, #4,134 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, employment D+, crime F.
• Beekmantown Central School District (rural): math 45% / reading 57% proficiency, ranked #360 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 176 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 606 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $69k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 606 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 1958 — 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 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?
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: 2.58% ✓
• Cap rate: 22.24%
• Cash-on-cash: 56.97%
• DSCR: 3.53
• GRM: 3.2

CMA / ARV

• ARV (median comp): $314,199
• List price: $69,000
• Delta: -78.04%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.4%
• Equity multiple: 3.45×
• Total profit: $47,270
• Equity at exit: $10,288

10-year hold

• IRR: 60.5%
• Equity multiple: 7.03×
• Total profit: $116,522
• Equity at exit: $5,966

Cash invested: $19,320 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 176
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $917

Break-even live

Break-even rent $618

Max offer price $69,000

Occupancy floor 43%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 606 DOM
2. 2026-06-17
   days on market $69,000 Active 605 DOM
3. 2026-06-16
   days on market $69,000 Active 604 DOM
4. 2026-06-15
   days on market $69,000 Active 603 DOM
5. 2026-06-13
   days on market $69,000 Active 601 DOM
6. 2026-06-12
   days on market $69,000 Active 600 DOM
7. 2026-06-09
   days on market $69,000 Active 597 DOM
8. 2026-06-08
   days on market $69,000 Active 596 DOM
9. 2026-06-07
   days on market $69,000 Active 595 DOM
10. 2026-06-07
    days on market $69,000 Active 594 DOM
11. 2026-06-04
    days on market $69,000 Active 591 DOM
12. 2026-06-02
    days on market $69,000 Active 590 DOM
13. 2026-06-01
    days on market $69,000 Active 589 DOM
14. 2026-05-31
    days on market $69,000 Active 588 DOM
15. 2026-01-27
    status Active 237-char remark

    Show marketing remark (237 chars)

    This home could be renovated for residential or has potential as commercial. 2 car attached garage. Close to I-87 and the Ferry to Vermont. Town variance for residential has expired and would be renewed by new owners for residential use.

16. 2026-01-01
    historical 237-char remark

    Show marketing remark (237 chars)

    This home could be renovated for residential or has potential as commercial. 2 car attached garage. Close to I-87 and the Ferry to Vermont. Town variance for residential has expired and would be renewed by new owners for residential use.

17. 2024-10-23
    price $69,000 237-char remark

    Show marketing remark (237 chars)

    This home could be renovated for residential or has potential as commercial. 2 car attached garage. Close to I-87 and the Ferry to Vermont. Town variance for residential has expired and would be renewed by new owners for residential use.

18. 2024-09-24
    listed $79,000 Active 237-char remark

    Show marketing remark (237 chars)

    This home could be renovated for residential or has potential as commercial. 2 car attached garage. Close to I-87 and the Ferry to Vermont. Town variance for residential has expired and would be renewed by new owners for residential use.

19. 2018-12-10
    soldstatus $36,000
20. 2018-12-04
    soldstatus $36,000 187-char remark

    Show marketing remark (187 chars)

    Older home which can be renovated to a single family home or removed to create a commercial building lot. Has been used as a two family in the past and could possible be suitable as such.

21. 2018-08-07
    listed $59,900 187-char remark

    Show marketing remark (187 chars)

    Older home which can be renovated to a single family home or removed to create a commercial building lot. Has been used as a two family in the past and could possible be suitable as such.

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $21,350
• − Mortgage interest: −$3,865
• − Property taxes: −$1,173
• − Insurance: −$345
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$2,007
• Taxable income: $10,544
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $8,476/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: Beekmantown Central School District
• NCES district ID: 3604290
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $53,577
• Composite: 43.91/100
• National rank: #2914
• State rank: #360 of 590 in NY

Livability — Plattsburgh

• Score: 75/100
• State rank: #262
• US rank: #4134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 32,012

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -73.55%
• Current HPI: 252.8692
• 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

+15.2% since first listed

7 events — show timeline

• 2026-01-27 Relisted — ACVMLS
• 2026-01-01 Delisted — ACVMLS
• 2024-10-23 Price Changed $69,000 ACVMLS
• 2024-09-24 Listed $79,000 ACVMLS
• 2018-12-10 Sold (Public Records) $36,000 Public Records
• 2018-12-04 Sold (MLS) $36,000 ACVMLS
• 2018-08-07 Listed $59,900 ACVMLS

Property tax history

-7.6%/yr

Latest (2025): $1,173 · +9.1% YoY. Source: county tax records.