49 Skene St · Whitehall, NY 12887

$70,000

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 50 Days on market

Built 1918 2,613 sqft lot $70/sqft · 45% below area Est $127k · 45% under

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice two bedroom house with a large two car garage. Close to school and park.

Key facts

• 2,613 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2-car garage (2 garage spaces) — total parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Entry on the first floor
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Exterior lighting

Interior

• Kitchen: Kitchen on the first floor; Appliances: Other
• Bedrooms: Two bedrooms on the second floor
• Bathrooms: One full bathroom (located on the second floor)
• Heating & cooling: Oil heating
• Interior features: Partial basement; 6 total rooms; Lighting (exterior lighting noted)
• Laundry & utility: Utilities: Public water and public sewer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall Elementary School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 353 students, 63% FRL); Whitehall Junior-Senior High School (math 47% / reading 62%, grade C-, #912 of 1,100 statewide, top 85%, 320 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 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 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 5.4

CMA / ARV

• ARV (median comp): $127,434
• List price: $70,000
• Delta: -45.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Poultney St	0.08mi	2/1.0	956 (-5%)	22mo	$149,000	$156	70
10 Pauline St	0.27mi	3/1.0 (+1)	1,001 (-0%)	19mo	$124,000	$124	66
57 & 62 West St St	0.42mi	3/1.5 (+1)	960 (-5%)	16mo	$77,000	$80	52
5 Lamb St	0.54mi	3/1.0 (+1)	1,020 (+1%)	24mo	$17,500	$17	48
50 Champlain Ave	0.47mi	2/1.0	864 (-14%)	18mo	$110,000	$127	40
7 Lamb St	0.54mi	3/1.5 (+1)	1,065 (+6%)	22mo	$139,000	$131	40
62 Saunders St	0.65mi	3/1.0 (+1)	1,064 (+6%)	19mo	$150,000	$141	39
145 N Williams St	0.73mi	2/1.0	1,080 (+7%)	24mo	$38,000	$35	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.70×
• Total profit: $52,876
• Equity at exit: $63,062

10-year hold

• IRR: 29.9%
• Equity multiple: 8.37×
• Total profit: $144,397
• Equity at exit: $135,995

Cash invested: $19,600 (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 12887

• Active inventory: 39
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $230

Break-even live

Break-even rent $791

Max offer price $70,000

Occupancy floor 74%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $70,000 Active 50 DOM
2. 2026-06-17
   days on market $70,000 Active 49 DOM
3. 2026-06-16
   days on market $70,000 Active 48 DOM
4. 2026-06-15
   days on market $70,000 Active 47 DOM
5. 2026-06-13
   days on market $70,000 Active 45 DOM
6. 2026-06-12
   days on market $70,000 Active 44 DOM
7. 2026-06-09
   days on market $70,000 Active 41 DOM
8. 2026-06-08
   days on market $70,000 Active 40 DOM
9. 2026-06-07
   days on market $70,000 Active 39 DOM
10. 2026-06-07
    days on market $70,000 Active 38 DOM
11. 2026-06-04
    days on market $70,000 Active 35 DOM
12. 2026-06-02
    days on market $70,000 Active 34 DOM
13. 2026-06-01
    days on market $70,000 Active 33 DOM
14. 2026-05-31
    days on market $70,000 Active 32 DOM
15. 2026-05-31
    price $70,000 Active 31 DOM
16. 2026-04-27
    listed $75,000 Active 77-char remark
17. 2023-06-23
    historical
18. 2022-12-27
    listed $71,000 Active
19. 2022-12-04
    historical
20. 2022-11-14
    price $71,000
21. 2022-06-03
    listed $74,900 Active
22. 2019-03-01
    historical
23. 2019-03-01
    historical
24. 2015-01-29
    listed $80,000
25. 2012-01-09
    listed $79,900
26. 2005-11-15
    soldstatus $66,250
27. 2005-10-24
    soldstatus $66,250
28. 2004-11-05
    listed $69,000
29. 2003-01-14
    soldstatus $60,000
30. 2002-09-04
    soldstatus $31,000
31. 2002-08-22
    soldstatus $31,000
32. 2002-06-06
    listed $42,900

ⓘ 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: $2,740 · $228/mo
• Projected year-2 tax: $2,740 · $228/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 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,981
• − Mortgage interest: −$3,921
• − Property taxes: −$2,740
• − Insurance: −$350
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,036
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,315/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: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• Population (ZIP): 4,629

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 122.64%
• Current HPI: 354.5975
• 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

+63.2% since first listed

18 events — show timeline

• 2026-05-30 Price Changed $70,000 Global MLS
• 2026-04-27 Listed $75,000 Global MLS
• 2023-06-23 Listing Removed — Global MLS
• 2022-12-27 Listed $71,000 Global MLS
• 2022-12-04 Listing Removed — Global MLS
• 2022-11-14 Price Changed $71,000 Global MLS
• 2022-06-03 Listed $74,900 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2015-01-29 Listed $80,000 Global MLS
• 2012-01-09 Listed $79,900 Global MLS
• 2005-11-15 Sold (Public Records) $66,250 Public Records
• 2005-10-24 Sold (MLS) $66,250 Global MLS
• 2004-11-05 Listed $69,000 Global MLS
• 2003-01-14 Sold (Public Records) $60,000 Public Records
• 2002-09-04 Sold (Public Records) $31,000 Public Records
• 2002-08-22 Sold (MLS) $31,000 Global MLS
• 2002-06-06 Listed $42,900 Global MLS

Property tax history

+1.3%/yr

Latest (2025): $2,740 · +10.6% YoY. Source: county tax records.