7 Prosser Cir · Warrensburg, NY 12885

$65,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1900 9,583 sqft lot $52/sqft · 75% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom, 1 bathroom home located at 7 Prosser Circle in Warrensburg. Set on a quiet street with a decent size backyard, this property offers a solid starting point for someone ready to make it their own. The home is currently livable and provides a functional layout, with room to update and improve over time. Some cosmetic work and cleanout will go a long way here, giving the next owner the chance to build equity without starting from scratch. Major items have already been addressed, including a metal roof and a newer water heater, helping to take care of some of the bigger concerns upfront. Whether you are looking for a primary residence or a project you can move into right away, this pr

Key facts

• 9,583 sq ft lot
• 3 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Driveway with space for 3 vehicles
• Utilities: Public water; Septic tank
• Home design: Single family residence; Property listed as fixer
• Construction: Wood siding; Stone foundation
• Exterior features: Metal roof

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms located on the second floor
• Flooring: Tile; Wood; Laminate
• Bathrooms: One full bathroom on the second floor
• Heating & cooling: Forced air heating
• Interior features: Total of 6 rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.6% vs local median 2.6% in Warrensburg — 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 63/100 on livability (#823 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, crime B; Watch: amenities F, commute F, health & safety D-.
• Warrensburg Central School District (town): math 47% / reading 44% proficiency, ranked #552 of 755 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrensburg Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 361 students, 58% FRL); Warrensburg Junior-Senior High School (math 62% / reading 57%, grade C+, #851 of 1,100 statewide, top 80%, 302 students, 64% FRL) — zoned schools average 61% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.0

CMA / ARV

• ARV (median comp): $256,975
• List price: $65,000
• Delta: -74.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Warren St	0.53mi	3/1.0	1,215 (-3%)	7mo	$157,700	$130	65
11 Sunset Ave	0.42mi	2/1.0 (-1)	1,224 (-2%)	13mo	$285,000	$233	62
17 Elm St	0.38mi	3/1.0	1,344 (+8%)	14mo	$255,000	$190	58
23 Mountain Ave	0.59mi	3/1.0	1,260 (+1%)	22mo	$100,000	$79	53
5 Ridge Ave	0.37mi	3/2.0	1,118 (-10%)	17mo	$185,000	$165	47
43 Oak St	0.74mi	3/1.0	1,080 (-14%)	7mo	$161,556	$150	37

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: 49.7%
• Equity multiple: 4.71×
• Total profit: $67,577
• Equity at exit: $58,557

10-year hold

• IRR: 43.5%
• Equity multiple: 10.56×
• Total profit: $173,942
• Equity at exit: $126,281

Cash invested: $18,200 (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 12885

• Home prices YoY: 19.6%
• Active inventory: 49
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $504

Break-even live

Break-even rent $706

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 770-char remark
2. 2026-05-04
   listed $65,000 Active 770-char remark
3. 1996-12-06
   soldstatus $62,000
4. 1994-08-04
   soldstatus $13,000

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $16,124
• − Mortgage interest: −$3,641
• − Property taxes: −$2,276
• − Insurance: −$325
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$1,891
• Taxable income: $5,411
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $4,748/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: Warrensburg Central School District
• NCES district ID: 3629910
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,828
• Composite: 41.15/100
• National rank: #7424
• State rank: #552 of 755 in NY

Livability — Warrensburg

• Score: 63/100
• State rank: #823
• US rank: #15925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, NY
• Population (ZIP): 4,531

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 60.30%
• Current HPI: 368.3803
• 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

+400.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-04 Listed $65,000 Global MLS
• 1996-12-06 Sold (Public Records) $62,000 Public Records
• 1994-08-04 Sold (Public Records) $13,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,276 · -0.5% YoY. Source: county tax records.