18 Depot St · Chateaugay, NY 12920

$152,900

7 bd · 2.5 ba · 1,836 sqft · MultiFamily public records · 250 Days on market

Built 1900 10,454 sqft lot $83/sqft · 22% above area Est $125k · 22% 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 +25.6/30.0
• DSCR +8.5/10.0
• Appreciation +7.2/10.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +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

Completely remodeled duplex in Chateaugay Village. Building was stripped to studs and rebuilt. Everything is new including electrical, plumbing, doors, windows, flooring, spray foam insulation, appliances, propane monitor heaters. New vinyl siding is being installed and will be complete for sale. Newer metal roof. Coin operated laundry on site. 1 four bedroom and 1 three bedroom apartments. Garage.

Key facts

• Remodeled duplex
• New plumbing
• New doors

Tags

• REMODELED DUPLEX
• NEW ELECTRICAL
• NEW PLUMBING
• NEW DOORS
• NEW WINDOWS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 1×4bd/1ba + 1×3bd/1ba units multifamily listed at $153k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive. Per door: $180/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (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.
• 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 250 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1900 — 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: 1.18% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $124,965
• List price: $152,900
• Delta: 22.35%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.23×
• Total profit: $52,505
• Equity at exit: $80,530

10-year hold

• IRR: 20.3%
• Equity multiple: 4.31×
• Total profit: $141,876
• Equity at exit: $134,172

Cash invested: $42,812 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $361

Break-even live

Break-even rent $1,343

Max offer price $152,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$949
1× unit	3	1	$851
Total (2 units)			$1,800

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $152,900 Active 250 DOM
2. 2026-06-17
   days on market $152,900 Active 249 DOM
3. 2026-06-16
   days on market $152,900 Active 248 DOM
4. 2026-06-15
   days on market $152,900 Active 247 DOM
5. 2026-06-13
   days on market $152,900 Active 245 DOM
6. 2026-06-12
   days on market $152,900 Active 244 DOM
7. 2026-06-09
   days on market $152,900 Active 241 DOM
8. 2026-06-08
   days on market $152,900 Active 240 DOM
9. 2026-06-07
   days on market $152,900 Active 239 DOM
10. 2026-06-07
    days on market $152,900 Active 238 DOM
11. 2026-06-04
    days on market $152,900 Active 235 DOM
12. 2026-06-02
    days on market $152,900 Active 234 DOM
13. 2026-06-01
    days on market $152,900 Active 233 DOM
14. 2026-05-31
    days on market $152,900 Active 232 DOM
15. 2025-10-11
    listed $152,900 Active 401-char remark

    Show marketing remark (401 chars)

    Completely remodeled duplex in Chateaugay Village. Building was stripped to studs and rebuilt. Everything is new including electrical, plumbing, doors, windows, flooring, spray foam insulation, appliances, propane monitor heaters. New vinyl siding is being installed and will be complete for sale. Newer metal roof. Coin operated laundry on site. 1 four bedroom and 1 three bedroom apartments. Garage.

16. 2024-12-12
    soldstatus $210,000
17. 2024-10-15
    listed $199,900 Active
18. 2018-11-30
    soldstatus $8,500
19. 2018-01-12
    listed $9,500

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,466 · $205/mo
• Expected delta: +$118/yr (+$10/mo · 5.0%)

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

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: $21,600
• − Mortgage interest: −$8,565
• − Property taxes: −$2,347
• − Insurance: −$764
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,448
• Taxable income: $2,019
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,846/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: 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

+1509.5% since first listed

5 events — show timeline

• 2025-10-11 Listed $152,900 ACVMLS
• 2024-12-12 Sold (Public Records) $210,000 Public Records
• 2024-10-15 Listed $199,900 SLCMLS
• 2018-11-30 Sold (MLS) $8,500 ACVMLS
• 2018-01-12 Listed $9,500 ACVMLS

Property tax history

+3.6%/yr

Latest (2025): $2,347 · +2.4% YoY. Source: county tax records.