17 Oliver St · Chazy, NY 12921

$29,000

2 bd · 1.0 ba · 977 sqft · SingleFamily public records · 27 Days on market

Built 1950 0.45 ac lot $30/sqft · 84% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits! This property offers an open floor plan and flexible layout with potential for single-level living. The first floor includes a room with a tub/shower combo and laundry hookups, which may serve as a bedroom or utility space. Upstairs features a large bedroom and an additional bonus room. Attached garage/workshop provides storage Property is a true renovation project, and is being sold ''as-is''. Water and power are currently off and will not be activated for inspections. Condition of plumbing, heating, and mechanical systems is unknown; broken pipes are present. Bring your vision and tools to transform this property into something special!

Key facts

• 0.45 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Shared well (see remarks); Electricity available; 200+ amp electric service with circuit breakers; Sewer: unknown
• Home design: Single family residence; One and one-half stories; Fixer condition
• Construction: Vinyl siding; Wood siding; Metal roof; Slab foundation; Built as residential single-family
• Exterior features: Sliding doors; Open lot

Interior

• Kitchen: Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Laminate; Other
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating; Electric heating; Other heating; No cooling
• Interior features: Eat-in kitchen; Open floor plan; 6 total rooms; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#595 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chazy Union Free School District (rural): math 72% / reading 65% proficiency, ranked #175 of 755 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($200 loan paydown + $1k appreciation (4.5% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 3.51% ✓
• Cap rate: 31.24%
• Cash-on-cash: 89.09%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (median comp): $182,323
• List price: $29,000
• Delta: -84.09%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.4%
• Equity multiple: 6.45×
• Total profit: $44,243
• Equity at exit: $15,529

10-year hold

• IRR: 93.0%
• Equity multiple: 13.44×
• Total profit: $101,015
• Equity at exit: $26,080

Cash invested: $8,120 (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 12921

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $603

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 36%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-29
   listed $29,000 Active 666-char remark

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $12,201
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$844
• Taxable income: $7,201
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $5,506/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: Chazy Union Free School District
• NCES district ID: 3607170
• Math proficiency: 72% ▲ 2.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $59,672
• Composite: 60.32/100
• National rank: #1727
• State rank: #175 of 755 in NY

Livability — Chazy

• Score: 67/100
• State rank: #595
• US rank: #10841

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

• City population: 2,771
• Population (ZIP): 2,771

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 13% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 270.1358
• 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

2 events — show timeline

• 2026-05-26 Pending — ACVMLS
• 2026-04-29 Listed $29,000 ACVMLS

Property tax history

+6.2%/yr

Latest (2025): $2,195 · -9.4% YoY. Source: county tax records.