12811 Wright St · Adams Center, NY 13606

$269,900

2 bd · 1.0 ba · 2,175 sqft · SingleFamily public records · 26 Days on market

Built 1949 1.45 ac lot $124/sqft · 25% below area Est $359k · 25% under

---

Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• Schools +4.1/10.0
• Cash flow +3.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great rehab home in nice location just outside of Adams Center! Owners' plans have changed and so being sold as is ready for someone to come in and complete the dream. Currently 3 bedrooms, 1 bath with a 9000SF addition put on in 2018 boasting a full basement 2 car drive in under garage, great room with loft area and bedroom and all new roof in 2019! Original kitchen, living room and bedroom in place PLUS bedroom in the walkout basement, large basement porch, 2nd 2 car garage, large U shape driveway and so much more! Tons of potential and all in a great location! AS IS, cash or rehab/conventional loan only.

Key facts

• Large driveway
• In floor heat
• New deck

Tags

• LARGE DRIVEWAY
• DETACHED GARAGE
• CATHEDRAL CEILING LIVING ROOM
• IN FLOOR HEAT
• NEW DECK
• WALK IN PANTRY

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Attached garage with 4 spaces; Heated garage; Garage has electricity, storage and workshop space; Driveway parking
• Utilities: Well water; Septic tank; High-speed internet available
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; PEX plumbing; Architectural shingle roof; Block foundation; Built as existing (year built details: existing)
• Exterior features: Gravel driveway; Propane tank (leased); Second garage; Rectangular lot (approx. 1.45 acres, 308 x 150)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Walk-in pantry
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Propane heating; Baseboard heating; See remarks for additional heating details
• Interior features: Cathedral ceilings; Living/dining room; Walk-in pantry; Primary bedroom with private bath; Main-level primary bedroom; Finished full basement; Recreation room
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-806 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (52.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (54.7% below list).
• Recommended offer: $122k (54.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#692 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: schools D+, health & safety D, amenities F.
• South Jefferson Central School District (rural): math 35% / reading 60% proficiency, ranked #420 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (7.7% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 26 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $138k; list at $270k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,296 (54.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.45% ✗
• Cap rate: 2.71%
• Cash-on-cash: -12.80%
• DSCR: 0.43
• GRM: 18.4

CMA / ARV

• ARV (median comp): $359,000
• List price: $269,900
• Delta: -24.82%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13023 Fuller Rd	0.35mi	3/2.0 (+1)	2,016 (-7%)	7mo	$374,000	$186	56

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

Projected returns pro-forma

7.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.72×
• Total profit: $54,468
• Equity at exit: $199,360

10-year hold

• IRR: 10.9%
• Equity multiple: 3.59×
• Total profit: $195,996
• Equity at exit: $390,420

Cash invested: $75,572 (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 13606

• Home prices YoY: 2.2%
• Active inventory: 7
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-806

Break-even live

Break-even rent $2,243

Max offer price $127,536

Occupancy floor —

Sensitivity live

Price	-10% $-653	-5% $-729	+0% $-806	+5% $-882	+10% $-959
Rent	-10% $-903	-5% $-854	+0% $-806	+5% $-758	+10% $-709
Rate	-1.0pp $-670	-0.5pp $-737	base $-806	+0.5pp $-876	+1.0pp $-947

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $269,900 Active 26 DOM
2. 2026-06-08
   days on market $269,900 Active 25 DOM
3. 2026-06-07
   days on market $269,900 Active 24 DOM
4. 2026-06-05
   days on market $269,900 Active 21 DOM
5. 2026-06-03
   days on market $269,900 Active 20 DOM
6. 2026-06-02
   days on market $269,900 Active 19 DOM
7. 2026-06-01
   days on market $269,900 Active 18 DOM
8. 2026-05-31
   days on market $269,900 Active 17 DOM
9. 2026-05-30
   days on market $269,900 Active 16 DOM
10. 2026-05-14
    listed $279,900 Active 1426-char remark
11. 2026-04-30
    historical
12. 2025-10-16
    listed $279,900 Active
13. 2023-06-29
    soldstatus $138,000
14. 2023-06-28
    soldstatus $138,000 Closed Sale or Rented

    Show marketing remark (614 chars)

    Great rehab home in nice location just outside of Adams Center! Owners' plans have changed and so being sold as is ready for someone to come in and complete the dream. Currently 3 bedrooms, 1 bath with a 9000SF addition put on in 2018 boasting a full basement 2 car drive in under garage, great room with loft area and bedroom and all new roof in 2019! Original kitchen, living room and bedroom in place PLUS bedroom in the walkout basement, large basement porch, 2nd 2 car garage, large U shape driveway and so much more! Tons of potential and all in a great location! AS IS, cash or rehab/conventional loan only.

15. 2023-05-30
    status Under Contract- Do Not Show

    Show marketing remark (614 chars)

    Great rehab home in nice location just outside of Adams Center! Owners' plans have changed and so being sold as is ready for someone to come in and complete the dream. Currently 3 bedrooms, 1 bath with a 9000SF addition put on in 2018 boasting a full basement 2 car drive in under garage, great room with loft area and bedroom and all new roof in 2019! Original kitchen, living room and bedroom in place PLUS bedroom in the walkout basement, large basement porch, 2nd 2 car garage, large U shape driveway and so much more! Tons of potential and all in a great location! AS IS, cash or rehab/conventional loan only.

16. 2023-05-19
    listed $145,900 Active

    Show marketing remark (614 chars)

    Great rehab home in nice location just outside of Adams Center! Owners' plans have changed and so being sold as is ready for someone to come in and complete the dream. Currently 3 bedrooms, 1 bath with a 9000SF addition put on in 2018 boasting a full basement 2 car drive in under garage, great room with loft area and bedroom and all new roof in 2019! Original kitchen, living room and bedroom in place PLUS bedroom in the walkout basement, large basement porch, 2nd 2 car garage, large U shape driveway and so much more! Tons of potential and all in a great location! AS IS, cash or rehab/conventional loan only.

17. 2005-06-15
    soldstatus $83,000

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $3,746 · $312/mo
• Expected delta: +$816/yr (+$68/mo · 27.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,676
• − Mortgage interest: −$15,119
• − Property taxes: −$2,930
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$7,852
• Taxable loss: −$14,922
• Est. tax savings @ 24.0%: +$3,581
• After-tax cash flow: $-6,089/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: South Jefferson Central School District
• NCES district ID: 3602340
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $56,872
• Composite: 41.27/100
• National rank: #3522
• State rank: #420 of 590 in NY

Livability — Adams Center

• Score: 65/100
• State rank: #692
• US rank: #13098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams Center, NY
• Population (ZIP): 2,397

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 5% Lithuanian 4% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.69%
• Current HPI: 353.668
• 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

+225.2% since first listed

9 events — show timeline

• 2026-05-29 Price Changed $269,900 CNYIS
• 2026-05-14 Listed $279,900 CNYIS
• 2026-04-30 Listing Removed — CNYIS
• 2025-10-16 Listed $279,900 CNYIS
• 2023-06-29 Sold (Public Records) $138,000 Public Records
• 2023-06-28 Sold (MLS) $138,000 CNYIS
• 2023-05-30 Pending — CNYIS
• 2023-05-19 Listed $145,900 CNYIS
• 2005-06-15 Sold (Public Records) $83,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,930 · +2.9% YoY. Source: county tax records.