5469 State Route 55 · Liberty, NY 12754

$299,000

4 bd · 2.0 ba · 2,186 sqft · MultiFamily public records · 76 Days on market

Built 1933 4.45 ac lot Est $291k · at est.

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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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• ARV discount +6.2/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This 4-acre park picturesque duplex 2-family house, is currently being used as a 2-family. Each unit has 2 bedrooms and a new kitchen with a separate entrance. The main house has 2 decks, a big kitchen, and lots of potential new bathroom Nice-sized bedrooms in addition to a formal dining room. It can be easily converted to a large one family Additional Information: Heating Fuel: Oil Above Ground. ParkingFeatures:1 Car Attached

Key facts

• 4.45 acre lot
• Garage
• Built 1933

Property features AI

Exterior

• Parking: Attached parking; Driveway; One-car garage
• Utilities: Septic tank; Private trash collection
• Home design: Duplex; Actual condition
• Construction: Frame construction; Wood siding
• Exterior features: Wood siding frame construction; Not waterfront; No additional parcels

Interior

• Bedrooms: Two 2-bedroom units (duplex)
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating; Oil heating; No central cooling
• Interior features: First-floor bedroom

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive. Per door: $218/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 691 students, 64% FRL); Liberty Middle School (math 12% / reading 29%, grade F, #664 of 729 statewide, top 91%, 529 students, 68% FRL); Liberty High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 596 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liberty Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; list at $299k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $290,738
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Chestnut St	0.57mi	5/2.0 (+1)	2,181 (-0%)	16mo	$280,000	$128	55
67 Lake St	0.48mi	5/3.0 (+1)	1,920 (-12%)	13mo	$255,000	$133	38

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $190,745
• Equity at exit: $269,363

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $540,151
• Equity at exit: $580,891

Cash invested: $83,720 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,345 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$514 /mo · $6,168/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $436

Break-even live

Break-even rent $2,793

Max offer price $299,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,346
Total (2 units)			$3,345

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Liberty St Liberty, NY	4.0	2.5	2200	$2,350	$1.07	23d	1	1.08mi

Listing history 21 events

1. 2026-06-17
   status $299,000 Pending 76 DOM
2. 2026-06-17
   days on market $299,000 Active 76 DOM
3. 2026-06-16
   days on market $299,000 Active 75 DOM
4. 2026-06-15
   days on market $299,000 Active 74 DOM
5. 2026-06-14
   days on market $299,000 Active 72 DOM
6. 2026-06-13
   days on market $299,000 Active 71 DOM
7. 2026-06-10
   days on market $299,000 Active 69 DOM
8. 2026-06-09
   days on market $299,000 Active 68 DOM
9. 2026-06-08
   days on market $299,000 Active 67 DOM
10. 2026-06-07
    days on market $299,000 Active 66 DOM
11. 2026-06-03
    days on market $299,000 Active 62 DOM
12. 2026-06-02
    days on market $299,000 Active 61 DOM
13. 2026-06-01
    days on market $299,000 Active 60 DOM
14. 2026-05-31
    days on market $299,000 Active 59 DOM
15. 2026-05-31
    days on market $299,000 Active 58 DOM
16. 2026-05-24
    price $299,000
17. 2026-05-04
    price $325,000
18. 2026-04-01
    listed $339,000 Active
19. 2024-09-13
    historical
20. 2024-08-28
    listed $389,000 Active
21. 2021-04-30
    soldstatus $137,000

ⓘ 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: $6,168 · $514/mo
• Projected year-2 tax: $6,168 · $514/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,140
• − Mortgage interest: −$16,749
• − Property taxes: −$6,168
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$8,698
• Taxable income: $607
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $5,086/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

+118.2% since first listed

6 events — show timeline

• 2026-05-24 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-28 Listed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-30 Sold (Public Records) $137,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $6,168 · +19.3% YoY. Source: county tax records.