215 Park St St · Malone, NY 12953

$67,000

2 bd · 1.0 ba · 957 sqft · SingleFamily public records · 123 Days on market

Built 1900 0.27 ac lot $70/sqft · 7% below area Est $72k · 7% under

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Why this score? — see what drove the B+ 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 +29.1/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Charming and reasonably priced village home located close to the hospital — a fantastic opportunity for both owner-occupants and investors alike. This two-bedroom, one-bath home offers a functional layout with comfortable living spaces and plenty of natural light. The cute front porch adds welcoming curb appeal and a perfect spot to relax and unwind. Whether you're looking for an affordable place to call home or a smart addition to your investment portfolio, this property checks the boxes.

Key facts

• Village home
• Front porch
• Natural light

Tags

• VILLAGE HOME
• CLOSE TO THE HOSPITAL
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• FRONT PORCH
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.3% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($463 loan paydown + $7k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $67k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (median comp): $72,268
• List price: $67,000
• Delta: -7.29%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Amsden St	0.66mi	3/1.0 (+1)	1,068 (+12%)	4mo	$75,000	$70	42

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: 35.2%
• Equity multiple: 3.73×
• Total profit: $51,268
• Equity at exit: $60,359

10-year hold

• IRR: 30.4%
• Equity multiple: 8.43×
• Total profit: $139,451
• Equity at exit: $130,166

Cash invested: $18,760 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 113
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $231

Break-even live

Break-even rent $629

Max offer price $67,000

Occupancy floor 70%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $67,000 Active 123 DOM
2. 2026-06-17
   days on market $67,000 Active 122 DOM
3. 2026-06-16
   days on market $67,000 Active 121 DOM
4. 2026-06-15
   days on market $67,000 Active 120 DOM
5. 2026-06-13
   days on market $67,000 Active 118 DOM
6. 2026-06-12
   days on market $67,000 Active 117 DOM
7. 2026-06-09
   days on market $67,000 Active 114 DOM
8. 2026-06-08
   days on market $67,000 Active 113 DOM
9. 2026-06-07
   days on market $67,000 Active 112 DOM
10. 2026-06-07
    days on market $67,000 Active 111 DOM
11. 2026-06-04
    days on market $67,000 Active 108 DOM
12. 2026-06-02
    days on market $67,000 Active 107 DOM
13. 2026-06-01
    days on market $67,000 Active 106 DOM
14. 2026-05-31
    days on market $67,000 Active 105 DOM
15. 2026-04-20
    price $67,000 500-char remark

    Show marketing remark (500 chars)

    Charming and reasonably priced village home located close to the hospital — a fantastic opportunity for both owner-occupants and investors alike. This two-bedroom, one-bath home offers a functional layout with comfortable living spaces and plenty of natural light. The cute front porch adds welcoming curb appeal and a perfect spot to relax and unwind. Whether you're looking for an affordable place to call home or a smart addition to your investment portfolio, this property checks the boxes.

16. 2026-02-16
    listed $72,000 Active 500-char remark

    Show marketing remark (500 chars)

    Charming and reasonably priced village home located close to the hospital — a fantastic opportunity for both owner-occupants and investors alike. This two-bedroom, one-bath home offers a functional layout with comfortable living spaces and plenty of natural light. The cute front porch adds welcoming curb appeal and a perfect spot to relax and unwind. Whether you're looking for an affordable place to call home or a smart addition to your investment portfolio, this property checks the boxes.

17. 2020-05-04
    soldstatus $38,000
18. 2008-11-04
    soldstatus $40,000
19. 2007-02-27
    soldstatus $30,000

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,068
• − Mortgage interest: −$3,753
• − Property taxes: −$1,415
• − Insurance: −$335
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$1,949
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,335/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.73%
• Current HPI: 263.2406
• 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

+123.3% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $67,000 ACVMLS
• 2026-02-16 Listed $72,000 ACVMLS
• 2020-05-04 Sold (Public Records) $38,000 Public Records
• 2008-11-04 Sold (Public Records) $40,000 Public Records
• 2007-02-27 Sold (Public Records) $30,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,415 · -3.2% YoY. Source: county tax records.