47 Oliver St · Chazy, NY 12921

$189,900

3 bd · 2.0 ba · 1,461 sqft · Manufactured public records · 7 Days on market

Built 1989 0.60 ac lot $130/sqft · 11% below area Est $213k · 11% 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 +12.4/15.0
• Appreciation +7.2/10.0
• Cash flow +6.2/30.0
• Schools +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks

Presenting a beautiful 3 bedroom, 2 bath home, tucked away in a peaceful neighborhood. Immerse in the tranquility of surrounding wildlife, while also enjoying the convenience of proximity to Chazy School. The home showcases a seamless open floor plan, with ample room for creating memories. The large primary bedroom is complemented with an attached bathroom, providing personal comfort. Stay warm this winter with wood heating and oil hot air systems. The property also features an oversized garage for additional storage. Unwind on the charming deck, perfect for outdoor leisure. Come view this captivating home today!

Key facts

• Open floor plan
• Oil hot air systems
• Oversized garage

Tags

• PEACEFUL NEIGHBORHOOD
• PROXIMITY TO CHAZY SCHOOL
• OPEN FLOOR PLAN
• WOOD HEATING
• OIL HOT AIR SYSTEMS
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.6 acres (approx. dimensions 105 x 250); Zoned residential; Crops included

Exterior

• Parking: 2-car garage
• Utilities: Private well water; 100 Amp electric service; Septic tank
• Home design: Manufactured house (double wide); Single-story / one level; Residential property
• Construction: Wood siding; Asbestos shingle roof; Slab foundation; Built as a manufactured (double wide) home
• Exterior features: Covered front porch; Deck; Cleared lot; Paved road access; Has view

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Oil heating; Wood heating; No cooling system
• Interior features: Double pane windows; Crawl space with dirt floor
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.9% below list).
• Recommended offer: $126k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#595 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chazy Union Free School District (rural): math 72% / reading 65% proficiency, ranked #175 of 755 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chazy Central Rural Elementary School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 251 students, 33% FRL); Chazy Central Rural Junior-Senior High School (math 57% / reading 54%, 211 students, 32% FRL).
• Market conditions: 18 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.5% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,536 (33.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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?
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: 0.66% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 12.6

CMA / ARV

• ARV (median comp): $212,841
• List price: $189,900
• Delta: -10.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Oliver St	0.06mi	4/2.0 (+1)	1,664 (+14%)	3mo	$221,450	$133	67

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

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.30×
• Total profit: $16,058
• Equity at exit: $101,685

10-year hold

• IRR: 7.5%
• Equity multiple: 2.33×
• Total profit: $70,618
• Equity at exit: $170,778

Cash invested: $53,172 (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 12921

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$265 /mo · $3,179/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-348

Break-even live

Break-even rent $1,696

Max offer price $128,398

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-294	+0% $-348	+5% $-402	+10% $-456
Rent	-10% $-447	-5% $-398	+0% $-348	+5% $-299	+10% $-249
Rate	-1.0pp $-253	-0.5pp $-300	base $-348	+0.5pp $-397	+1.0pp $-447

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $189,900 Active 620-char remark

ⓘ 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: $3,179 · $265/mo
• Projected year-2 tax: $3,194 · $266/mo
• Expected delta: +$15/yr (+$1/mo · 0.5%)

ⓘ 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 2/10 Low 7 d/yr ≥94°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: $15,064
• − Mortgage interest: −$10,637
• − Property taxes: −$3,179
• − Insurance: −$950
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$5,524
• Taxable loss: −$7,636
• Est. tax savings @ 24.0%: +$1,833
• After-tax cash flow: $-2,345/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: Chazy Union Free School District
• NCES district ID: 3607170
• Math proficiency: 72% ▲ 2.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $59,672
• Composite: 60.32/100
• National rank: #1727
• State rank: #175 of 755 in NY

Livability — Chazy

• Score: 67/100
• State rank: #595
• US rank: #10841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,771
• Population (ZIP): 2,771

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 13% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 270.1358
• 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

2 events — show timeline

• 2026-05-20 Pending — ACVMLS
• 2026-05-12 Listed $189,900 ACVMLS

Property tax history

+3.2%/yr

Latest (2025): $3,179 · -0.5% YoY. Source: county tax records.