20 Adams St · Whitehall, NY 12887

$72,000

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 136 Days on market

Built 1900 8,712 sqft lot $53/sqft · 46% below area Est $134k · 46% under ↓ 10% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 story home is located on a side st. in the Village of Whitehall. Located near Green Mountain foods, Cumberland Farms,the Pharmacy, car dealers, deli and The rail yard etc.This home has 3 bedrooms upstairs and large Kitchen, separate dining room,living room and perhaps a main floor bedroom or office on the first floor. This home had new electric,insulation and sheetrock in 2013, Home sold as is !! Needs paint and flooring,The 3 year long tenant's/animals have just moved out. .Holes in the wall were patched and sanded and ready for you to paint .The carpet throughout the home, was just removed to help and New flooring is needed. Current owner rented it out since 2013 .Decent size backyard. Shed stays .

Key facts

• Separate dining room
• Large kitchen
• New electric

Tags

• VILLAGE OF WHITEHALL
• LARGE KITCHEN
• SEPARATE DINING ROOM
• MAIN FLOOR BEDROOM
• NEW ELECTRIC
• NEW INSULATION

🏷️ Possibly a rental listed for sale. The $72,000 price doesn't fit this home's estimated sale value (~$134,482) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 6.5% in Whitehall — 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 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall Elementary School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 353 students, 63% FRL); Whitehall Junior-Senior High School (math 47% / reading 62%, grade C-, #912 of 1,100 statewide, top 85%, 320 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($498 loan paydown + $7k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $18k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $72k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1900 — 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. Schools are F-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. 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: 1.84% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.82%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $134,482
• List price: $72,000
• Delta: -46.46%
• 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
13 Adams St	0.07mi	3/1.5	1,296 (-5%)	1mo	$167,894	$130	85
12 Third Ave	0.15mi	3/1.0	1,440 (+6%)	8mo	$145,000	$101	77
27 School St	0.49mi	3/1.5	1,395 (+2%)	4mo	$95,000	$68	68
31 Queen St	0.29mi	3/1.0	1,239 (-9%)	8mo	$23,000	$19	64
11 Adams St	0.08mi	4/1.5 (+1)	1,488 (+9%)	13mo	$73,000	$49	64
8 5th Ave	0.27mi	3/1.5	1,278 (-6%)	14mo	$90,000	$70	63
1 Brookdale Ave	0.66mi	3/1.0	1,434 (+5%)	2mo	$90,000	$63	59
48 Saunders St	0.67mi	3/1.0	1,360 (-0%)	12mo	$137,000	$101	58
248 Broadway	0.30mi	3/1.5	1,547 (+13%)	5mo	$169,945	$110	57
11 Gilmore St	0.41mi	3/1.0	1,181 (-14%)	2mo	$63,000	$53	57
31 Williams St	0.73mi	4/1.0 (+1)	1,376 (+1%)	11mo	$14,500	$11	50
59 West St	0.55mi	3/1.5	1,232 (-10%)	9mo	$150,000	$122	48

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: 49.4%
• Equity multiple: 4.69×
• Total profit: $74,347
• Equity at exit: $64,863

10-year hold

• IRR: 43.1%
• Equity multiple: 10.49×
• Total profit: $191,366
• Equity at exit: $139,880

Cash invested: $20,160 (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 12887

• Active inventory: 42
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $551

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 53%

Sensitivity live

Price	-10% $601	-5% $576	+0% $551	+5% $526	+10% $502
Rent	-10% $446	-5% $499	+0% $551	+5% $604	+10% $656
Rate	-1.0pp $588	-0.5pp $570	base $551	+0.5pp $533	+1.0pp $514

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $72,000 Active 136 DOM
2. 2026-06-21
   days on market $72,000 Active 135 DOM
3. 2026-06-21
   days on market $72,000 Active 134 DOM
4. 2026-06-18
   days on market $72,000 Active 132 DOM
5. 2026-06-17
   days on market $72,000 Active 131 DOM
6. 2026-06-16
   days on market $72,000 Active 130 DOM
7. 2026-06-15
   days on market $72,000 Active 129 DOM
8. 2026-06-13
   days on market $72,000 Active 127 DOM
9. 2026-06-12
   days on market $72,000 Active 126 DOM
10. 2026-06-09
    days on market $72,000 Active 123 DOM
11. 2026-06-08
    days on market $72,000 Active 122 DOM
12. 2026-06-07
    days on market $72,000 Active 121 DOM
13. 2026-06-07
    days on market $72,000 Active 120 DOM
14. 2026-06-04
    days on market $72,000 Active 117 DOM
15. 2026-06-02
    days on market $72,000 Active 116 DOM
16. 2026-06-01
    days on market $72,000 Active 115 DOM
17. 2026-05-31
    days on market $72,000 Active 114 DOM
18. 2026-05-13
    price $72,000 724-char remark

    Show marketing remark (724 chars)

    2 story home is located on a side st. in the Village of Whitehall. Located near Green Mountain foods, Cumberland Farms,the Pharmacy, car dealers, deli and The rail yard etc.This home has 3 bedrooms upstairs and large Kitchen, separate dining room,living room and perhaps a main floor bedroom or office on the first floor. This home had new electric,insulation and sheetrock in 2013, Home sold as is !! Needs paint and flooring,The 3 year long tenant's/animals have just moved out. .Holes in the wall were patched and sanded and ready for you to paint .The carpet throughout the home, was just removed to help and New flooring is needed. Current owner rented it out since 2013 .Decent size backyard. Shed stays .

19. 2026-03-22
    price $82,500 724-char remark

    Show marketing remark (724 chars)

    2 story home is located on a side st. in the Village of Whitehall. Located near Green Mountain foods, Cumberland Farms,the Pharmacy, car dealers, deli and The rail yard etc.This home has 3 bedrooms upstairs and large Kitchen, separate dining room,living room and perhaps a main floor bedroom or office on the first floor. This home had new electric,insulation and sheetrock in 2013, Home sold as is !! Needs paint and flooring,The 3 year long tenant's/animals have just moved out. .Holes in the wall were patched and sanded and ready for you to paint .The carpet throughout the home, was just removed to help and New flooring is needed. Current owner rented it out since 2013 .Decent size backyard. Shed stays .

20. 2026-02-01
    listed $90,000 Active 724-char remark

    Show marketing remark (724 chars)

    2 story home is located on a side st. in the Village of Whitehall. Located near Green Mountain foods, Cumberland Farms,the Pharmacy, car dealers, deli and The rail yard etc.This home has 3 bedrooms upstairs and large Kitchen, separate dining room,living room and perhaps a main floor bedroom or office on the first floor. This home had new electric,insulation and sheetrock in 2013, Home sold as is !! Needs paint and flooring,The 3 year long tenant's/animals have just moved out. .Holes in the wall were patched and sanded and ready for you to paint .The carpet throughout the home, was just removed to help and New flooring is needed. Current owner rented it out since 2013 .Decent size backyard. Shed stays .

21. 2026-01-28
    historical
22. 2025-11-28
    listed $99,000 Active
23. 2013-04-19
    soldstatus $22,013
24. 2012-11-16
    listed $24,500
25. 2007-11-16
    soldstatus $84,500
26. 2007-11-09
    soldstatus $84,500
27. 2007-08-21
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,933
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,095
• Taxable income: $5,816
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $5,220/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: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• Population (ZIP): 4,629

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 122.64%
• Current HPI: 354.5975
• 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

-9.9% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $72,000 Global MLS
• 2026-03-22 Price Changed $82,500 Global MLS
• 2026-02-01 Listed $90,000 Global MLS
• 2026-01-28 Listing Removed — Global MLS
• 2025-11-28 Listed $99,000 Global MLS
• 2013-04-19 Sold (MLS) $22,013 Global MLS
• 2012-11-16 Listed $24,500 Global MLS
• 2007-11-16 Sold (Public Records) $84,500 Public Records
• 2007-11-09 Sold (MLS) $84,500 Global MLS
• 2007-08-21 Listed $79,900 Global MLS

Property tax history

+1.7%/yr

Latest (2025): $3,685 · +16.2% YoY. Source: county tax records.