3135 Plank Rd · Mineville, NY 12956

$69,900

6 bd · 2.5 ba · 2,391 sqft · SingleFamily public records · 76 Days on market

Built 1914 0.70 ac lot $29/sqft · 75% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Once in a lifetime chance to own this historic block home with Large rooms and great location close to stores and only a short ride to Vermont. Nice yard with a large two car garage with workshop. Don't miss this one. Vacant easy to view.

Key facts

• Large two car garage
• Historic block home
• Workshop

Tags

• HISTORIC BLOCK HOME
• LARGE TWO CAR GARAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/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: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#891 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• Moriah Central School District (rural): math 41% / reading 52% proficiency, ranked #445 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Essex 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 76 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $95k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. 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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.54%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $300,324
• List price: $69,900
• Delta: -76.73%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.3%
• Equity multiple: 5.20×
• Total profit: $82,280
• Equity at exit: $62,971

10-year hold

• IRR: 50.8%
• Equity multiple: 11.61×
• Total profit: $207,596
• Equity at exit: $135,800

Cash invested: $19,572 (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 12956

• Home prices YoY: 4.1%
• Active inventory: 11
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $694

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 48%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   statusdays on market $69,900 Pending 76 DOM
2. 2026-06-09
   days on market $69,900 Active 74 DOM
3. 2026-06-08
   days on market $69,900 Active 73 DOM
4. 2026-06-07
   days on market $69,900 Active 72 DOM
5. 2026-06-05
   days on market $69,900 Active 70 DOM
6. 2026-06-04
   days on market $69,900 Active 68 DOM
7. 2026-06-03
   remarks 254-char remark
8. 2026-06-03
   price $69,900 Active 67 DOM
9. 2026-06-02
   days on market $119,000 Active 67 DOM
10. 2026-06-01
    days on market $119,000 Active 66 DOM
11. 2026-05-31
    days on market $119,000 Active 65 DOM
12. 2026-04-30
    price $119,000 240-char remark

    Show marketing remark (240 chars)

    Once in a lifetime chance to own this historic block home with Large rooms and great location close to stores and only a short ride to Vermont. Nice yard with a large two car garage with workshop. Don't miss this one. Vacant easy to view.

13. 2026-03-26
    listed $165,000 Active 240-char remark

    Show marketing remark (240 chars)

    Once in a lifetime chance to own this historic block home with Large rooms and great location close to stores and only a short ride to Vermont. Nice yard with a large two car garage with workshop. Don't miss this one. Vacant easy to view.

14. 2020-09-17
    soldstatus $202,000
15. 2020-09-03
    soldstatus $191,000 797-char remark

    Show marketing remark (797 chars)

    Feast your eyes on this beautiful handcrafted home built to last! You will not find many six (6) bedroom homes with a living room, den, kitchen, family room, formal dining room, 2 and a half bathrooms and mud room to boot! This well-maintained, partially renovated home is move-in ready and awaits your family! Curl up next to the immaculately built stone/slate fireplace and let your worries be none, or take a game, book, or friends to the cozy sun porch, one of the two open porches, or out on the back deck. This home has plenty of hide-a-ways that will bring you much enjoyment. Full basement, 120' of road frontage, paved driveway, landscaped lawns, and an over sized 2-car detached garage out back.... Hello! What are you waiting for?? Book a viewing today and make your dreams come true!

16. 2020-06-13
    listed $199,500 797-char remark

    Show marketing remark (797 chars)

    Feast your eyes on this beautiful handcrafted home built to last! You will not find many six (6) bedroom homes with a living room, den, kitchen, family room, formal dining room, 2 and a half bathrooms and mud room to boot! This well-maintained, partially renovated home is move-in ready and awaits your family! Curl up next to the immaculately built stone/slate fireplace and let your worries be none, or take a game, book, or friends to the cozy sun porch, one of the two open porches, or out on the back deck. This home has plenty of hide-a-ways that will bring you much enjoyment. Full basement, 120' of road frontage, paved driveway, landscaped lawns, and an over sized 2-car detached garage out back.... Hello! What are you waiting for?? Book a viewing today and make your dreams come true!

17. 2009-12-11
    soldstatus $128,000
18. 2009-12-02
    soldstatus $128,000
19. 2009-06-11
    listed $138,000
20. 2008-10-20
    soldstatus $152,000
21. 1993-10-29
    soldstatus $76,000

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 14 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: $17,876
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,033
• Taxable income: $7,669
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $6,485/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: Moriah Central School District
• NCES district ID: 3619830
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $46,940
• Composite: 39.55/100
• National rank: #3937
• State rank: #445 of 590 in NY

Livability — Mineville

• Score: 62/100
• State rank: #891
• US rank: #17259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineville, NY
• Population (ZIP): 1,538

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 14% Romanian 5% Serbian 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 8% German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.05%
• Current HPI: 328.4682
• 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

+56.6% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $119,000 Global MLS
• 2026-03-26 Listed $165,000 Global MLS
• 2020-09-17 Sold (Public Records) $202,000 Public Records
• 2020-09-03 Sold (MLS) $191,000 Global MLS
• 2020-06-13 Listed $199,500 Global MLS
• 2009-12-11 Sold (Public Records) $128,000 Public Records
• 2009-12-02 Sold (MLS) $128,000 Global MLS
• 2009-06-11 Listed $138,000 Global MLS
• 2008-10-20 Sold (Public Records) $152,000 Public Records
• 1993-10-29 Sold (Public Records) $76,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,339 · +21.9% YoY. Source: county tax records.