26 Laurel Bank Ave · Deposit, NY 13754

$199,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 9 Days on market

Built 1840 0.75 ac lot

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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).

• Cash flow +9.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

1840 Greek revival loaded with room located on the Upper West Branch of the Delaware River, a renowned section of the river known for exceptional fly fishing. Launch access is nearby. The home offers 4-5 bedrooms, 2 full baths. On the first floor you will find Hardwood Floors under the carpets, a Kitchen Dining area with your own Bluestone wood Fireplace, Living Room with a spectacular original Wood Staircase, Primary Bedroom with 1/2 bath, shower room and a separate entrance, along with a 2-car attached heated Garage with Laundry. Upstairs there is another full Bathroom with a tub, 3 Nice sized Bedrooms plus a bonus room that could also be a Bedroom. There are hardwood floors in 2 Bedrooms plus the Den/Bedroom. Outside you have a . 75 flat lot, Beautiful Front Porch with views of the River, Large Driveway with plenty of parking. Across the road is the shed and river frontage. Loved by one family for 58 years. Don't miss your opportunity to own this piece of history.

Key facts

• Large driveway
• Views of the river
• Flat lot

Tags

• BLUESTONE WOOD FIREPLACE
• ORIGINAL WOOD STAIRCASE
• FLAT LOT
• BEAUTIFUL FRONT PORCH
• VIEWS OF THE RIVER
• LARGE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.7% below list).
• Recommended offer: $148k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Deposit — 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 67/100 on livability (#616 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Deposit Central School District (rural): math 58% / reading 49% proficiency, ranked #417 of 755 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (5.9% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,762 (25.7% 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 1840 — 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Front St	0.34mi	3/1.0 (-1)	1,996 (-0%)	7mo	$61,500	$31	69
18 Wheeler St	0.31mi	3/2.0 (-1)	2,123 (+6%)	10mo	$134,000	$63	62
36 Main St	0.31mi	5/2.0 (+1)	1,850 (-8%)	17mo	$130,000	$70	53
158 2nd St	0.32mi	3/2.0 (-1)	2,218 (+11%)	13mo	$115,000	$52	51

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.86×
• Total profit: $47,815
• Equity at exit: $124,217

10-year hold

• IRR: 13.4%
• Equity multiple: 3.65×
• Total profit: $147,705
• Equity at exit: $224,504

Cash invested: $55,720 (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 13754

• Home prices YoY: 2.2%
• Active inventory: 31
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-138

Break-even live

Break-even rent $1,652

Max offer price $174,619

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-82	+0% $-138	+5% $-194	+10% $-251
Rent	-10% $-255	-5% $-196	+0% $-138	+5% $-80	+10% $-21
Rate	-1.0pp $-38	-0.5pp $-87	base $-138	+0.5pp $-190	+1.0pp $-242

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-11
   historical Active Under Contract 981-char remark

   Show marketing remark (981 chars)

   1840 Greek revival loaded with room located on the Upper West Branch of the Delaware River, a renowned section of the river known for exceptional fly fishing. Launch access is nearby. The home offers 4-5 bedrooms, 2 full baths. On the first floor you will find Hardwood Floors under the carpets, a Kitchen Dining area with your own Bluestone wood Fireplace, Living Room with a spectacular original Wood Staircase, Primary Bedroom with 1/2 bath, shower room and a separate entrance, along with a 2-car attached heated Garage with Laundry. Upstairs there is another full Bathroom with a tub, 3 Nice sized Bedrooms plus a bonus room that could also be a Bedroom. There are hardwood floors in 2 Bedrooms plus the Den/Bedroom. Outside you have a . 75 flat lot, Beautiful Front Porch with views of the River, Large Driveway with plenty of parking. Across the road is the shed and river frontage. Loved by one family for 58 years. Don't miss your opportunity to own this piece of history.

2. 2026-04-11
   status Pending

   Show marketing remark (981 chars)

   1840 Greek revival loaded with room located on the Upper West Branch of the Delaware River, a renowned section of the river known for exceptional fly fishing. Launch access is nearby. The home offers 4-5 bedrooms, 2 full baths. On the first floor you will find Hardwood Floors under the carpets, a Kitchen Dining area with your own Bluestone wood Fireplace, Living Room with a spectacular original Wood Staircase, Primary Bedroom with 1/2 bath, shower room and a separate entrance, along with a 2-car attached heated Garage with Laundry. Upstairs there is another full Bathroom with a tub, 3 Nice sized Bedrooms plus a bonus room that could also be a Bedroom. There are hardwood floors in 2 Bedrooms plus the Den/Bedroom. Outside you have a . 75 flat lot, Beautiful Front Porch with views of the River, Large Driveway with plenty of parking. Across the road is the shed and river frontage. Loved by one family for 58 years. Don't miss your opportunity to own this piece of history.

3. 2026-04-01
   listed $199,000 Active 981-char remark

   Show marketing remark (981 chars)

   1840 Greek revival loaded with room located on the Upper West Branch of the Delaware River, a renowned section of the river known for exceptional fly fishing. Launch access is nearby. The home offers 4-5 bedrooms, 2 full baths. On the first floor you will find Hardwood Floors under the carpets, a Kitchen Dining area with your own Bluestone wood Fireplace, Living Room with a spectacular original Wood Staircase, Primary Bedroom with 1/2 bath, shower room and a separate entrance, along with a 2-car attached heated Garage with Laundry. Upstairs there is another full Bathroom with a tub, 3 Nice sized Bedrooms plus a bonus room that could also be a Bedroom. There are hardwood floors in 2 Bedrooms plus the Den/Bedroom. Outside you have a . 75 flat lot, Beautiful Front Porch with views of the River, Large Driveway with plenty of parking. Across the road is the shed and river frontage. Loved by one family for 58 years. Don't miss your opportunity to own this piece of history.

4. 2026-04-01
   listed $199,000 Active

   Show marketing remark (981 chars)

   1840 Greek revival loaded with room located on the Upper West Branch of the Delaware River, a renowned section of the river known for exceptional fly fishing. Launch access is nearby. The home offers 4-5 bedrooms, 2 full baths. On the first floor you will find Hardwood Floors under the carpets, a Kitchen Dining area with your own Bluestone wood Fireplace, Living Room with a spectacular original Wood Staircase, Primary Bedroom with 1/2 bath, shower room and a separate entrance, along with a 2-car attached heated Garage with Laundry. Upstairs there is another full Bathroom with a tub, 3 Nice sized Bedrooms plus a bonus room that could also be a Bedroom. There are hardwood floors in 2 Bedrooms plus the Den/Bedroom. Outside you have a . 75 flat lot, Beautiful Front Porch with views of the River, Large Driveway with plenty of parking. Across the road is the shed and river frontage. Loved by one family for 58 years. Don't miss your opportunity to own this piece of history.

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$608/yr (+$51/mo · 28.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,731
• − Mortgage interest: −$11,147
• − Property taxes: −$2,146
• − Insurance: −$995
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,789
• Taxable loss: −$5,183
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-412/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: Deposit Central School District
• NCES district ID: 3609060
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $40,214
• Composite: 46.65/100
• National rank: #5268
• State rank: #417 of 755 in NY

Livability — Deposit

• Score: 67/100
• State rank: #616
• US rank: #11200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deposit, NY
• Population (ZIP): 2,793

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 274.797
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-11 Contingent — GBAOR
• 2026-04-11 Pending — UNYREIS
• 2026-04-01 Listed $199,000 UNYREIS
• 2026-04-01 Listed $199,000 GBAOR

Property tax history

+4.5%/yr

Latest (2025): $2,146 · -2.6% YoY. Source: county tax records.