390 co rt 12 · Brushton, NY 12966

$29,900

1 bd · 1.0 ba · 400 sqft · SingleFamily · 275 Days on market

Built 1980 Poor condition 2.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

older camp in need of some repairs, roof needs some work, that is the reason asking 29900 spring on property out house good home base to access hunting and fishing in the area. area

Key facts

• 2 acre lot
• Built 1980
• Listed 275 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($787 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#928 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 275 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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 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?
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: 2.63% ✓
• Cap rate: 22.96%
• Cash-on-cash: 59.52%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 6.11×
• Total profit: $42,746
• Equity at exit: $26,936

10-year hold

• IRR: 65.6%
• Equity multiple: 13.55×
• Total profit: $105,103
• Equity at exit: $58,089

Cash invested: $8,372 (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 12966

• Home prices YoY: 3.6%
• Active inventory: 22
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $787 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $415

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 42%

Sensitivity live

Price	-10% $436	-5% $426	+0% $415	+5% $405	+10% $395
Rent	-10% $353	-5% $384	+0% $415	+5% $446	+10% $477
Rate	-1.0pp $430	-0.5pp $423	base $415	+0.5pp $408	+1.0pp $400

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $29,900 Active 275 DOM
2. 2026-06-17
   days on market $29,900 Active 274 DOM
3. 2026-06-16
   days on market $29,900 Active 273 DOM
4. 2026-06-15
   days on market $29,900 Active 272 DOM
5. 2026-06-13
   days on market $29,900 Active 270 DOM
6. 2026-06-12
   days on market $29,900 Active 269 DOM
7. 2026-06-09
   days on market $29,900 Active 266 DOM
8. 2026-06-08
   days on market $29,900 Active 265 DOM
9. 2026-06-07
   days on market $29,900 Active 264 DOM
10. 2026-06-05
    days on market $29,900 Active 262 DOM
11. 2026-06-04
    days on market $29,900 Active 260 DOM
12. 2026-06-02
    days on market $29,900 Active 259 DOM
13. 2026-06-01
    days on market $29,900 Active 258 DOM
14. 2026-05-31
    days on market $29,900 Active 257 DOM
15. 2025-09-16
    listed $29,900 Active 185-char remark

    Show marketing remark (185 chars)

    older camp in need of some repairs, roof needs some work, that is the reason asking 29900 spring on property out house good home base to access hunting and fishing in the area. area

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 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: $9,447
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$756
• − Management: −$756
• − Depreciation: −$870
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $3,833/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This older camp requires extensive repairs and updates to become move-in ready. The roof and exterior siding are in critical condition, and the interior needs significant cleaning and organization.

Repairs flagged

• Major roof — Significant rust and damage
• Major exterior siding — Severe weathering and peeling paint
• Major flooring — Worn-out carpet in need of replacement
• Major interior walls — Dirty and stained walls
• Major kitchen — Cluttered and outdated kitchen

Value-add opportunities

• Both Replace roof — Critical safety and structural issue
• Both Repair and paint exterior siding — Enhances curb appeal and structural integrity
• Both Replace worn-out carpet — Improves living space and comfort
• Both Clean and organize kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and damage	Major	$15,000–50,000
exterior siding · Severe weathering and peeling paint	Major	$15,000–50,000
flooring · Worn-out carpet in need of replacement	Major	$15,000–50,000
interior walls · Dirty and stained walls	Major	$15,000–50,000
kitchen · Cluttered and outdated kitchen	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Replace roof — Critical safety and structural issue ↑
• Both Repair and paint exterior siding — Enhances curb appeal and structural integrity ↑
• Both Replace worn-out carpet — Improves living space and comfort ↑
• Both Clean and organize kitchen — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — Brushton

• Score: 61/100
• State rank: #928
• US rank: #18086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,962

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 16% Iranian 5% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · German/W. Germanic 10% Spanish 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: ▲ 10.47%
• Current HPI: 297.6735
• 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

1 event — show timeline

• 2025-09-16 Listed $29,900 ACVMLS