21196 County Route 69 · Rodman, NY 13682

$100,000

2 bd · 1.0 ba · 1,889 sqft · SingleFamily public records · 344 Days on market

Built 1868 0.59 ac lot $53/sqft · 67% below area ↓ 23% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

Key facts

• Off-grid living
• Gravity-fed spring
• 0.59 acre lot

Tags

• GRAVITY-FED SPRING
• OFF-GRID LIVING
• POTENTIAL FOR OVER 2.5 ACRES
• DIRECT ACCESS TO ATV TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#840 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety D, schools F, crime F.
• South Jefferson Central School District (rural): math 35% / reading 60% proficiency, ranked #420 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1868 — 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 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: 1.32% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $306,944
• List price: $100,000
• Delta: -67.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.21×
• Total profit: $33,831
• Equity at exit: $45,475

10-year hold

• IRR: 22.2%
• Equity multiple: 4.22×
• Total profit: $90,087
• Equity at exit: $70,482

Cash invested: $28,000 (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 13682

• Home prices YoY: 0.8%
• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $334

Break-even live

Break-even rent $899

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $391	-5% $362	+0% $334	+5% $306	+10% $277
Rent	-10% $230	-5% $282	+0% $334	+5% $386	+10% $438
Rate	-1.0pp $384	-0.5pp $359	base $334	+0.5pp $308	+1.0pp $282

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $100,000 Active 344 DOM
2. 2026-06-19
   days on market $100,000 Active 342 DOM
3. 2026-06-18
   days on market $100,000 Active 341 DOM
4. 2026-06-17
   days on market $100,000 Active 340 DOM
5. 2026-06-16
   days on market $100,000 Active 339 DOM
6. 2026-06-15
   days on market $100,000 Active 338 DOM
7. 2026-06-14
   days on market $100,000 Active 336 DOM
8. 2026-06-12
   days on market $100,000 Active 335 DOM
9. 2026-06-09
   days on market $100,000 Active 332 DOM
10. 2026-06-08
    days on market $100,000 Active 331 DOM
11. 2026-06-07
    days on market $100,000 Active 330 DOM
12. 2026-06-05
    days on market $100,000 Active 327 DOM
13. 2026-06-03
    days on market $100,000 Active 326 DOM
14. 2026-06-02
    days on market $100,000 Active 325 DOM
15. 2026-06-01
    days on market $100,000 Active 324 DOM
16. 2026-05-31
    days on market $100,000 Active 323 DOM
17. 2026-05-30
    days on market $100,000 Active 322 DOM
18. 2026-05-11
    price $100,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

19. 2026-02-15
    price $125,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

20. 2026-02-13
    price $160,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

21. 2025-10-14
    price $180,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

22. 2025-10-08
    status Active 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

23. 2025-08-16
    historical Active Under Contract 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

24. 2025-08-03
    price $161,700 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

25. 2025-07-28
    price $128,350 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

26. 2025-07-11
    listed $130,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 21169 County Rd 69, a recently listed 4-bedroom, 2-bathroom home located in peaceful Rodman, NY. Offering 1,889 sq ft of living space, this property combines comfort and convenience with opportunity for expansion. Outdoor enthusiasts will appreciate the home’s proximity to Tug Hill and direct access to nearby ATV and snowmobile trails, making it easy to enjoy year-round recreation. The property includes a 36 by 30 two-stall garage, perfect for storing ATVs, snowmobiles, or other recreational or utility equipment. Essential amenities are close by, with Tops Friendly Market and South Jefferson High School both just about 6 miles away in neighboring Adams. Nature lovers will enjoy quick trips to Honeyville Wildlife Management Area, located just 3.5 miles from the property. Whether you're looking for a full-time residence or a peaceful weekend escape, this home offers a balance of rural charm and accessibility. Don’t miss the opportunity to make 21169 County Rd 69 your next home. * There will be no water access to the property. Will need to drill a well.

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,862
• − Mortgage interest: −$5,602
• − Property taxes: −$1,730
• − Insurance: −$500
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,909
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,388/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: South Jefferson Central School District
• NCES district ID: 3602340
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $56,872
• Composite: 41.27/100
• National rank: #3522
• State rank: #420 of 590 in NY

Livability — Rodman

• Score: 62/100
• State rank: #840
• US rank: #16328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 795

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 5% Italian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 388.953
• 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

-23.1% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $100,000 CNYIS
• 2026-02-15 Price Changed $125,000 CNYIS
• 2026-02-13 Price Changed $160,000 CNYIS
• 2025-10-14 Price Changed $180,000 CNYIS
• 2025-10-08 Relisted — CNYIS
• 2025-08-16 Contingent — CNYIS
• 2025-08-03 Price Changed $161,700 CNYIS
• 2025-07-28 Price Changed $128,350 CNYIS
• 2025-07-11 Listed $130,000 CNYIS

Property tax history

+1.1%/yr

Latest (2025): $1,730 · -0.5% YoY. Source: county tax records.