8 Keating Ave · Fort Edward, NY 12828

$65,000

4 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 46 Days on market

Built 1900 4,356 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Affordable and very livable ! The inside is in pretty good shape, the outside needs new siding. Good investment property or owner occupied.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Space for 2 vehicles; Stone parking surface
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 100-amp electric service; Cable available
• Home design: Single-family residence; Under construction / fixer condition; Crawl space with exterior and interior entry
• Construction: Drywall and vinyl siding exterior; Asbestos shingle roof; Other foundation
• Exterior features: Enclosed patio/porch; Front porch; Road frontage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: First-floor bedroom; Second-floor bedroom; Second-floor bedroom; Second-floor bedroom
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: High-speed internet
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups; Laundry room on the first floor

🏗️ New construction. The $65,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $233,397.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $-599 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#334 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D+, commute D+, employment D.
• Fort Edward Union Free School District (suburban): math 50% / reading 45% proficiency, ranked #512 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (6.1% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $65k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 5.4% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.58% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.98%
• DSCR: 0.56
• GRM: 14.4

CMA / ARV

• ARV (median comp): $233,397
• List price: $65,000
• Delta: -72.15%
• 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
12 Mccrea St	0.18mi	4/1.0	1,783 (+5%)	1mo	$229,900	$129	82
22 Center St	0.40mi	4/2.0	1,742 (+2%)	11mo	$282,300	$162	64
5 Griffin Ave	0.47mi	3/1.0 (-1)	1,629 (-4%)	6mo	$235,000	$144	61
10 Burgoyne Ave	0.27mi	3/1.5 (-1)	1,816 (+7%)	12mo	$225,000	$124	59
2 Sunset Ln	0.60mi	3/1.5 (-1)	1,824 (+7%)	9mo	$335,000	$184	46
12 Thornwood Dr	0.47mi	3/1.5 (-1)	1,904 (+12%)	10mo	$311,600	$164	44

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

Projected returns pro-forma

6.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.46×
• Total profit: $30,365
• Equity at exit: $147,869

10-year hold

• IRR: 8.8%
• Equity multiple: 2.82×
• Total profit: $119,013
• Equity at exit: $269,148

Cash invested: $65,351 (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 12828

• Home prices YoY: 1.9%
• Active inventory: 45
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$1,224
• Tax est. 1.5%: −$292 /mo · $3,501/yr
• Insurance: −$97
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-599

Break-even live

Break-even rent $2,112

Max offer price $146,714

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-518	+0% $-599	+5% $-680	+10% $-760
Rent	-10% $-706	-5% $-653	+0% $-599	+5% $-546	+10% $-492
Rate	-1.0pp $-482	-0.5pp $-540	base $-599	+0.5pp $-660	+1.0pp $-721

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: $58,349
• Closing costs: $7,002
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $65,000 Active 46 DOM
2. 2026-06-21
   days on market $65,000 Active 45 DOM
3. 2026-06-18
   days on market $65,000 Active 43 DOM
4. 2026-06-17
   days on market $65,000 Active 42 DOM
5. 2026-06-16
   days on market $65,000 Active 41 DOM
6. 2026-06-15
   days on market $65,000 Active 40 DOM
7. 2026-06-13
   days on market $65,000 Active 38 DOM
8. 2026-06-12
   days on market $65,000 Active 37 DOM
9. 2026-06-09
   days on market $65,000 Active 34 DOM
10. 2026-06-08
    days on market $65,000 Active 33 DOM
11. 2026-06-07
    days on market $65,000 Active 32 DOM
12. 2026-06-07
    pricedays on market $65,000 Active 31 DOM
13. 2026-06-04
    days on market $75,000 Active 28 DOM
14. 2026-06-02
    days on market $75,000 Active 27 DOM
15. 2026-06-01
    days on market $75,000 Active 26 DOM
16. 2026-05-31
    days on market $75,000 Active 25 DOM
17. 2026-05-06
    listed $75,000 Active 315-char remark
18. 2016-04-06
    historical
19. 2015-04-06
    listed $69,900
20. 2000-11-16
    soldstatus $19,000
21. 2000-11-14
    soldstatus $19,000

    Show marketing remark (139 chars)

    Affordable and very livable ! The inside is in pretty good shape, the outside needs new siding. Good investment property or owner occupied.

22. 2000-03-23
    listed $23,900

    Show marketing remark (139 chars)

    Affordable and very livable ! The inside is in pretty good shape, the outside needs new siding. Good investment property or owner occupied.

23. 1999-03-30
    historical
24. 1998-04-01
    listed $18,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,245
• − Mortgage interest: −$13,074
• − Property taxes: −$3,501
• − Insurance: −$1,833
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$6,790
• Taxable loss: −$11,552
• Est. tax savings @ 24.0%: +$2,773
• After-tax cash flow: $-4,416/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 Edward Union Free School District
• NCES district ID: 3611310
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $49,124
• Composite: 42.76/100
• National rank: #6771
• State rank: #512 of 755 in NY

Livability — Fort Edward

• Score: 73/100
• State rank: #334
• US rank: #5647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Edward, NY
• Population (ZIP): 9,775

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 12% Iranian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.08%
• Current HPI: 327.6439
• 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

+251.4% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $65,000 Global MLS
• 2026-05-06 Listed $75,000 Global MLS
• 2016-04-06 Listing Removed — Global MLS
• 2015-04-06 Listed $69,900 Global MLS
• 2000-11-16 Sold (Public Records) $19,000 Public Records
• 2000-11-14 Sold (MLS) $19,000 Global MLS
• 2000-03-23 Listed $23,900 Global MLS
• 1999-03-30 Listing Removed — Global MLS
• 1998-04-01 Listed $18,500 Global MLS

Property tax history

+7.7%/yr

Latest (2025): $3,828 · +3.6% YoY. Source: county tax records.