184-186 E East Main St · Chateaugay, NY 12920

$159,900

None bd · None ba · 2,872 sqft · MultiFamily · 229 Days on market

Built 1950 Good condition 0.75 ac lot $56/sqft · 32% above area Est $121k · 32% over

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +7.2/10.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Property on East Main in Chateaugay consist of a tri-plex, 2 trailers and a vacant lot. Tri-plex has had extensive updates done with the 1st floor unit being handicapped equipped. Building has all new windows, doors, plumbing, Led lighting, flooring and 2 new decks. Siding will be finished before closing. 2 upstairs units have electric heat and 1st floor is oil hot air. 1 trailer has had updates with 2nd needing some work. Tenants pay their own utilities.

Key facts

• New plumbing
• New doors
• Led lighting

Tags

• TRI-PLEX
• HANDICAPPED EQUIPPED
• NEW WINDOWS
• NEW DOORS
• NEW PLUMBING
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive. Per door: $201/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#694 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Chateaugay Central School District (rural): math 45% / reading 50% proficiency, ranked #515 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chateaugay Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 316 students, 55% FRL); Chateaugay High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 222 students, 46% FRL) — zoned schools average 51% FRL vs 34% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 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 $8k of equity ($1k loan paydown + $7k appreciation (4.3% 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 (4.3% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $121,228
• List price: $159,900
• Delta: 31.90%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.26×
• Total profit: $56,442
• Equity at exit: $84,217

10-year hold

• IRR: 20.8%
• Equity multiple: 4.39×
• Total profit: $151,674
• Equity at exit: $140,314

Cash invested: $44,772 (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 12920

• Home prices YoY: 1.5%
• Active inventory: 34
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $401

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $512	-5% $457	+0% $401	+5% $346	+10% $291
Rent	-10% $251	-5% $326	+0% $401	+5% $477	+10% $552
Rate	-1.0pp $482	-0.5pp $442	base $401	+0.5pp $360	+1.0pp $318

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,906
Total (2 units)			$1,907

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $159,900 Active 229 DOM
2. 2026-06-21
   days on market $159,900 Active 228 DOM
3. 2026-06-21
   days on market $159,900 Active 227 DOM
4. 2026-06-18
   days on market $159,900 Active 225 DOM
5. 2026-06-17
   days on market $159,900 Active 224 DOM
6. 2026-06-16
   days on market $159,900 Active 223 DOM
7. 2026-06-15
   days on market $159,900 Active 222 DOM
8. 2026-06-13
   days on market $159,900 Active 220 DOM
9. 2026-06-12
   days on market $159,900 Active 219 DOM
10. 2026-06-09
    days on market $159,900 Active 216 DOM
11. 2026-06-08
    days on market $159,900 Active 215 DOM
12. 2026-06-07
    days on market $159,900 Active 214 DOM
13. 2026-06-07
    days on market $159,900 Active 213 DOM
14. 2026-06-04
    days on market $159,900 Active 210 DOM
15. 2026-06-02
    days on market $159,900 Active 209 DOM
16. 2026-06-01
    days on market $159,900 Active 208 DOM
17. 2026-05-31
    days on market $159,900 Active 207 DOM
18. 2026-04-27
    status Active 459-char remark

    Show marketing remark (459 chars)

    Property on East Main in Chateaugay consist of a tri-plex, 2 trailers and a vacant lot. Tri-plex has had extensive updates done with the 1st floor unit being handicapped equipped. Building has all new windows, doors, plumbing, Led lighting, flooring and 2 new decks. Siding will be finished before closing. 2 upstairs units have electric heat and 1st floor is oil hot air. 1 trailer has had updates with 2nd needing some work. Tenants pay their own utilities.

19. 2026-04-03
    historical 459-char remark

    Show marketing remark (459 chars)

    Property on East Main in Chateaugay consist of a tri-plex, 2 trailers and a vacant lot. Tri-plex has had extensive updates done with the 1st floor unit being handicapped equipped. Building has all new windows, doors, plumbing, Led lighting, flooring and 2 new decks. Siding will be finished before closing. 2 upstairs units have electric heat and 1st floor is oil hot air. 1 trailer has had updates with 2nd needing some work. Tenants pay their own utilities.

20. 2025-10-11
    listed $159,900 Active 459-char remark

    Show marketing remark (459 chars)

    Property on East Main in Chateaugay consist of a tri-plex, 2 trailers and a vacant lot. Tri-plex has had extensive updates done with the 1st floor unit being handicapped equipped. Building has all new windows, doors, plumbing, Led lighting, flooring and 2 new decks. Siding will be finished before closing. 2 upstairs units have electric heat and 1st floor is oil hot air. 1 trailer has had updates with 2nd needing some work. Tenants pay their own utilities.

21. 2024-10-15
    listed $149,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $22,884
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,652
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $4,238/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 · 8 photos

Good 75/100 Extensive rehab

This triplex has undergone extensive updates, including new flooring, siding, and systems, making it move-in ready with good resale and rental potential.

Repairs flagged

• Minor Electrical panel — Exposed wiring and outdated panel.
• Minor Landscaping — Overgrown grass and weeds around the property.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and property value.
• Both New electrical panel — Ensures safety and functionality of the electrical system.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Electrical panel · Exposed wiring and outdated panel.	Minor	$500–3,000
Landscaping · Overgrown grass and weeds around the property.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and property value. ↑
• Both New electrical panel — Ensures safety and functionality of the electrical system. ↑

ⓘ 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: Chateaugay Central School District
• NCES district ID: 3607080
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $48,279
• Composite: 42.66/100
• National rank: #6803
• State rank: #515 of 755 in NY

Livability — Chateaugay

• Score: 65/100
• State rank: #694
• US rank: #13108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chateaugay, NY
• Population (ZIP): 2,509

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 18% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▲ 4.33%
• Current HPI: 300.5209
• 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

+6.7% since first listed

4 events — show timeline

• 2026-04-27 Relisted — ACVMLS
• 2026-04-03 Delisted — ACVMLS
• 2025-10-11 Listed $159,900 ACVMLS
• 2024-10-15 Listed $149,900 SLCMLS