4409 State Route 228 · Jacksonville, NY 14805

$120,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 65 Days on market

Built 1880 1.17 ac lot ↓ 7% since listing

---

Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• Appreciation +5.9/10.0
• Schools +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BACK ON THE MARKET!! Circa 1880 farmhouse full of character and potential, situated on 1.17 acres with an additional 6.08-acre parcel included in the sale. This 4-bedroom, 2-bath home offers generous space and a classic country setting ready for restoration and renovation. Property features three outbuildings providing ample storage and flexibility for hobby, workshop, or agricultural use. Large barn currently on the property will be removed prior to settlement. Home is being sold strictly as-is and will require work—ideal for investors, renovators, or buyers looking to bring new life to a historic farmhouse.

Key facts

• Three outbuildings
• 1.17 acres
• 6.08-acre parcel

Tags

• 1.17 ACRES
• 6.08-ACRE PARCEL
• THREE OUTBUILDINGS
• AMPLE STORAGE
• FLEXIBILITY FOR HOBBY
• WORKSHOP

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Well water; Septic tank; Propane
• Home design: Single-family residence; One story
• Construction: Wood siding; Block and slab foundation
• Exterior features: Rectangular lot; Barn(s), outbuilding, shed(s) and storage; Horses allowed

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varied flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Oil heating; Hot water heating; Radiant heat
• Interior features: Eat-in kitchen; Fireplace (1)
• Laundry & utility: Main-level laundry room; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Trumansburg Central School District (rural): math 53% / reading 60% proficiency, ranked #275 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trumansburg Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 389 students, 36% FRL); Russell I Doig Middle School (math 38% / reading 53%, grade D+, #337 of 729 statewide, top 47%, 302 students, 40% FRL); Charles O Dickerson High School (math 92% / reading 95%, grade A+, #131 of 1,100 statewide, top 13%, 281 students, 36% FRL).
• Market conditions: 5 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.8% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1880 — 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. 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: 1.22% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.45×
• Total profit: $14,970
• Equity at exit: $46,018

10-year hold

• IRR: 11.8%
• Equity multiple: 2.56×
• Total profit: $52,304
• Equity at exit: $65,273

Cash invested: $33,600 (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 14805

• Home prices YoY: 0.7%
• Active inventory: 5
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$358 /mo · $4,291/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $123

Break-even live

Break-even rent $1,313

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $191	-5% $157	+0% $123	+5% $89	+10% $55
Rent	-10% $7	-5% $65	+0% $123	+5% $181	+10% $239
Rate	-1.0pp $183	-0.5pp $153	base $123	+0.5pp $92	+1.0pp $60

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 65 DOM
2. 2026-06-18
   days on market $120,000 Active 64 DOM
3. 2026-06-17
   days on market $120,000 Active 63 DOM
4. 2026-06-16
   days on market $120,000 Active 62 DOM
5. 2026-06-15
   days on market $120,000 Active 61 DOM
6. 2026-06-14
   days on market $120,000 Active 59 DOM
7. 2026-06-13
   pricedays on market $120,000 Active 58 DOM
8. 2026-06-10
   days on market $125,000 Active 56 DOM
9. 2026-06-09
   days on market $125,000 Active 55 DOM
10. 2026-06-08
    days on market $125,000 Active 54 DOM
11. 2026-06-07
    days on market $125,000 Active 53 DOM
12. 2026-06-05
    days on market $125,000 Active 50 DOM
13. 2026-06-02
    days on market $125,000 Active 48 DOM
14. 2026-06-01
    days on market $125,000 Active 47 DOM
15. 2026-05-31
    days on market $125,000 Active 46 DOM
16. 2026-05-30
    days on market $125,000 Active 45 DOM
17. 2026-05-18
    status Active
18. 2026-03-11
    status Pending
19. 2026-03-05
    price $125,000
20. 2026-02-06
    listed $135,000 Active

ⓘ 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: $4,291 · $358/mo
• Projected year-2 tax: $4,291 · $358/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $17,617
• − Mortgage interest: −$6,722
• − Property taxes: −$4,291
• − Insurance: −$600
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,491
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,548/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: Trumansburg Central School District
• NCES district ID: 3628980
• Math proficiency: 53% ▲ 3.00%
• Reading proficiency: 60% ▲ 12.00%
• Median HH income: $60,257
• Composite: 49.13/100
• National rank: #2047
• State rank: #275 of 590 in NY

Livability — Jacksonville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 99
• Population (ZIP): 723

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Scottish 3% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 271.4923
• 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

-7.4% since first listed

4 events — show timeline

• 2026-05-18 Relisted — IBRMLS
• 2026-03-11 Pending — IBRMLS
• 2026-03-05 Price Changed $125,000 IBRMLS
• 2026-02-06 Listed $135,000 IBRMLS

Property tax history

+4.6%/yr

Latest (2025): $4,291 · -5.3% YoY. Source: county tax records.