14 High St · Fort Plain, NY 13339

$79,500

4 bd · 1.0 ba · 1,642 sqft · SingleFamily public records · 66 Days on market

Built 1900 10,454 sqft lot $48/sqft · 55% below area

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare Opportunity: Completely Restructured & Ready for Finishing What a find! This home has been meticulously stripped to the studs and professionally restructured, offering a blank canvas for your vision. It is perfectly prepped and awaiting your choice of insulation, drywall, and the custom kitchen and bath of your dreams. Significant high-ticket infrastructure is already in place, providing a solid foundation for the finishing stages: Mechanicals: Brand new on-demand hot water system and a new furnace. Electrical: Newly installed 200-amp electrical panel. Water System: New 50-gallon pressure tank for the well located in the basement. Structural: New poured concrete basement floor, updated floor jacks, and a brand-new front porch. This is a premier opportunity for a contractor, investor, or ambitious homeowner to skip the heavy demolition and move straight to the creative finish work. Bring your tools and transform this solid structure into a modern masterpiece! All close to the schools in the village of Fort Plain

Key facts

• New furnace
• Updated floor jacks
• 0.24 acre lot

Tags

• COMPLETELY RESTRUCTURED
• NEW ON-DEMAND HOT WATER SYSTEM
• NEW FURNACE
• NEW 50-GALLON PRESSURE TANK
• UPDATED FLOOR JACKS
• BRAND-NEW FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#374 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, commute F, employment F.
• Fort Plain Central School District (rural): math 43% / reading 57% proficiency, ranked #401 of 590 in NY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($550 loan paydown + $4k appreciation (5.2% local appreciation)).
• Montgomery County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $80k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.22%
• DSCR: 1.63
• GRM: 5.7

CMA / ARV

• ARV (median comp): $178,632
• List price: $79,500
• Delta: -55.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 High St	0.03mi	3/1.5 (-1)	1,570 (-4%)	6mo	$180,000	$115	80
31 West St	0.31mi	3/2.0 (-1)	1,620 (-1%)	24mo	$142,040	$88	54
9 Lincoln St	0.60mi	3/1.0 (-1)	1,696 (+3%)	12mo	$110,000	$65	52
19 Washington St	0.38mi	5/1.5 (+1)	1,430 (-13%)	6mo	$70,000	$49	49

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

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.63×
• Total profit: $36,292
• Equity at exit: $46,203

10-year hold

• IRR: 24.7%
• Equity multiple: 5.26×
• Total profit: $94,868
• Equity at exit: $80,708

Cash invested: $22,260 (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 13339

• Home prices YoY: 1.7%
• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $264

Break-even live

Break-even rent $831

Max offer price $79,500

Occupancy floor 72%

Sensitivity live

Price	-10% $309	-5% $286	+0% $264	+5% $241	+10% $219
Rent	-10% $172	-5% $218	+0% $264	+5% $310	+10% $356
Rate	-1.0pp $304	-0.5pp $284	base $264	+0.5pp $243	+1.0pp $222

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $79,500 Active 66 DOM
2. 2026-06-21
   days on market $79,500 Active 65 DOM
3. 2026-06-18
   days on market $79,500 Active 63 DOM
4. 2026-06-17
   days on market $79,500 Active 62 DOM
5. 2026-06-16
   days on market $79,500 Active 61 DOM
6. 2026-06-15
   days on market $79,500 Active 60 DOM
7. 2026-06-13
   days on market $79,500 Active 58 DOM
8. 2026-06-12
   days on market $79,500 Active 57 DOM
9. 2026-06-09
   days on market $79,500 Active 54 DOM
10. 2026-06-08
    days on market $79,500 Active 53 DOM
11. 2026-06-07
    days on market $79,500 Active 52 DOM
12. 2026-06-07
    days on market $79,500 Active 51 DOM
13. 2026-06-04
    days on market $79,500 Active 48 DOM
14. 2026-06-02
    days on market $79,500 Active 47 DOM
15. 2026-06-01
    days on market $79,500 Active 46 DOM
16. 2026-05-31
    days on market $79,500 Active 45 DOM
17. 2026-04-16
    listed $79,500 Active 1057-char remark

    Show marketing remark (1057 chars)

    Rare Opportunity: Completely Restructured & Ready for Finishing What a find! This home has been meticulously stripped to the studs and professionally restructured, offering a blank canvas for your vision. It is perfectly prepped and awaiting your choice of insulation, drywall, and the custom kitchen and bath of your dreams. Significant high-ticket infrastructure is already in place, providing a solid foundation for the finishing stages: Mechanicals: Brand new on-demand hot water system and a new furnace. Electrical: Newly installed 200-amp electrical panel. Water System: New 50-gallon pressure tank for the well located in the basement. Structural: New poured concrete basement floor, updated floor jacks, and a brand-new front porch. This is a premier opportunity for a contractor, investor, or ambitious homeowner to skip the heavy demolition and move straight to the creative finish work. Bring your tools and transform this solid structure into a modern masterpiece! All close to the schools in the village of Fort Plain

18. 2023-11-02
    soldstatus $40,000
19. 2021-08-30
    soldstatus $23,000
20. 2021-08-24
    soldstatus $23,000 Closed (Final Sale) 178-char remark

    Show marketing remark (178 chars)

    CASH ONLY! This home has been gutted to the studs. This is a rehab project. Can be sold with 12 High Street. This is a great village location, close to the school and Wiles pa

21. 2021-07-13
    status Pend (Under Cntr) 178-char remark

    Show marketing remark (178 chars)

    CASH ONLY! This home has been gutted to the studs. This is a rehab project. Can be sold with 12 High Street. This is a great village location, close to the school and Wiles pa

22. 2021-07-09
    price $23,000 178-char remark

    Show marketing remark (178 chars)

    CASH ONLY! This home has been gutted to the studs. This is a rehab project. Can be sold with 12 High Street. This is a great village location, close to the school and Wiles pa

23. 2021-06-23
    listed $32,000 New 178-char remark

    Show marketing remark (178 chars)

    CASH ONLY! This home has been gutted to the studs. This is a rehab project. Can be sold with 12 High Street. This is a great village location, close to the school and Wiles pa

24. 2021-02-22
    soldstatus $22,000

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $13,985
• − Mortgage interest: −$4,453
• − Property taxes: −$2,482
• − Insurance: −$398
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,313
• Taxable income: $2,102
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $2,661/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: Fort Plain Central School District
• NCES district ID: 3611370
• Math proficiency: 43% ▲ 4.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $41,754
• Composite: 41.94/100
• National rank: #3352
• State rank: #401 of 590 in NY

Livability — Fort Plain

• Score: 72/100
• State rank: #374
• US rank: #6455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Plain, NY
• Population (ZIP): 6,131

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 10% Lithuanian 9% Romanian 5%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.24%
• Current HPI: 320.8989
• 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

+261.4% since first listed

8 events — show timeline

• 2026-04-16 Listed $79,500 Global MLS
• 2023-11-02 Sold (Public Records) $40,000 Public Records
• 2021-08-30 Sold (Public Records) $23,000 Public Records
• 2021-08-24 Sold (MLS) $23,000 Global MLS
• 2021-07-13 Pending — Global MLS
• 2021-07-09 Price Changed $23,000 Global MLS
• 2021-06-23 Listed $32,000 Global MLS
• 2021-02-22 Sold (Public Records) $22,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $2,482 · -11.9% YoY. Source: county tax records.