11511 State Route 26 · Lake Delta, NY 13303

$149,900

3 bd · 1.0 ba · 2,070 sqft · SingleFamily public records · 106 Days on market

Built 1830 9,583 sqft lot

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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 +16.4/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you are looking for expansive interior space, and a flexible floor plan with LOADS of upgrades over the current course of ownership - look no further! Introducing a home that has been in the same hands for nearly THREE decades, and well-tended to every step of the way. This home allows for familial gatherings - as well as multiple spaces, both interior and exterior -perfect for hosting gatherings year-round! The downstairs features a sprawling foyer, living room, spacious formal dining, laundry, full bathroom and updated kitchen PLUS one bedroom while the upstairs presents a LARGER THAN LIFE primary bedroom with full bath, and additional bedrooms/spaces that adjoin, however, can easily b

Key facts

• New garage roof
• Flexible floor plan
• Private back yard

Tags

• FLEXIBLE FLOOR PLAN
• SPRAWLING FOYER
• UPDATED KITCHEN
• PRIVATE BACK YARD
• NEW GARAGE ROOF
• BOONVILLE MUNICIPAL POWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.8% below list).
• Recommended offer: $131k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Adirondack Central School District (rural): math 41% / reading 54% proficiency, ranked #426 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.8% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $150k implies a 488% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,658 (12.8% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1830 — 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. 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: 0.87% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.33×
• Total profit: $55,862
• Equity at exit: $101,914

10-year hold

• IRR: 18.3%
• Equity multiple: 4.78×
• Total profit: $158,473
• Equity at exit: $191,839

Cash invested: $41,972 (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 13303

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $85

Break-even live

Break-even rent $1,199

Max offer price $149,900

Occupancy floor 89%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-08-17
   status Pending
2. 2025-07-27
   historical Active Under Contract
3. 2025-06-25
   status Active
4. 2025-06-25
   price $149,900
5. 2025-06-12
   historical Active Under Contract
6. 2025-05-03
   listed $169,900 Active
7. 1998-12-02
   soldstatus $25,500

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,860 · $155/mo
• Expected delta: +$673/yr (+$56/mo · 56.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $15,679
• − Mortgage interest: −$8,397
• − Property taxes: −$1,187
• − Insurance: −$750
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,361
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,383/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: Adirondack Central School District
• NCES district ID: 3605040
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,343
• Composite: 40.7/100
• National rank: #3669
• State rank: #426 of 590 in NY

Livability — Lake Delta

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,455

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 12% Italian 9% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.80%
• Current HPI: 389.3668
• 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

+487.8% since first listed

7 events — show timeline

• 2025-08-17 Pending — CNYIS
• 2025-07-27 Contingent — CNYIS
• 2025-06-25 Relisted — CNYIS
• 2025-06-25 Price Changed $149,900 CNYIS
• 2025-06-12 Contingent — CNYIS
• 2025-05-03 Listed $169,900 CNYIS
• 1998-12-02 Sold (Public Records) $25,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,187 · +10.8% YoY. Source: county tax records.