57 Wellington St · Malone, NY 12953

$92,500

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 25 Days on market

Built 1880 0.33 ac lot $81/sqft · 28% below area Est $128k · 28% under

---

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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This is a very well-maintained older story and one half. It is in move-in condition. It has electric heat plus a monitor and thermal replacement windows.

Key facts

• Full second floor
• Detached garage
• 0.33 acre lot

Tags

• DETACHED GARAGE
• FULL SECOND FLOOR
• CLOSE TO VILLAGE SHOPS

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; 200+ amp electric service with circuit breakers
• Home design: Single family residence; House with two levels; Facing front garage
• Construction: Vinyl siding; Block and stone foundation; Metal and shingle roof; Built as a house
• Exterior features: Covered porch; Few trees on the lot; Paved road access; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Forced air; Propane
• Interior features: Unfinished basement; 8 total rooms; Covered porch
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $82 ($989/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.3% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime D-.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 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 $10k of equity ($640 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 25 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $64k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,112 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 1.08% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $128,136
• List price: $92,500
• Delta: -27.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Frankln St	0.16mi	2/1.0	1,200 (+4%)	2mo	$97,850	$82	83
72 Wellington St	0.06mi	3/1.0 (+1)	1,188 (+4%)	15mo	$118,453	$100	74
15 Jones St	0.22mi	3/1.0 (+1)	1,063 (-7%)	8mo	$165,000	$155	65
6 Woodward St St	0.57mi	3/1.5 (+1)	1,160 (+1%)	3mo	$130,000	$112	62
117 Duane Street St	0.49mi	3/1.0 (+1)	1,158 (+1%)	12mo	$82,000	$71	61
14 South St	0.64mi	3/1.0 (+1)	1,133 (-1%)	6mo	$91,000	$80	58
47 Amsden St	0.55mi	3/1.0 (+1)	1,068 (-7%)	4mo	$75,000	$70	55
28 Branch St St	0.71mi	2/1.5	1,196 (+4%)	5mo	$18,000	$15	53
27 Front st St	0.50mi	3/2.0 (+1)	1,208 (+5%)	12mo	$38,000	$31	49
31 Factory Street St	0.59mi	3/1.0 (+1)	1,156 (+1%)	22mo	$14,000	$12	48
43 Branch St St	0.75mi	3/1.0 (+1)	1,176 (+2%)	12mo	$125,000	$106	46
139 Franklin St	0.28mi	3/1.5 (+1)	1,284 (+12%)	18mo	$160,000	$125	45

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $55,683
• Equity at exit: $83,331

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $159,966
• Equity at exit: $179,707

Cash invested: $25,900 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 113
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$185 /mo · $2,218/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $82

Break-even live

Break-even rent $897

Max offer price $92,500

Occupancy floor 87%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 463-char remark
2. 2026-04-21
   listed $92,500 Active 463-char remark
3. 2014-03-31
   soldstatus $64,000 153-char remark

   Show marketing remark (153 chars)

   This is a very well-maintained older story and one half. It is in move-in condition. It has electric heat plus a monitor and thermal replacement windows.

4. 2014-03-31
   soldstatus $64,000

   Show marketing remark (153 chars)

   This is a very well-maintained older story and one half. It is in move-in condition. It has electric heat plus a monitor and thermal replacement windows.

5. 2013-08-21
   listed $64,900 153-char remark

   Show marketing remark (153 chars)

   This is a very well-maintained older story and one half. It is in move-in condition. It has electric heat plus a monitor and thermal replacement windows.

ⓘ 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: $2,218 · $185/mo
• Projected year-2 tax: $2,218 · $185/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 2/10 Low 7 d/yr ≥90°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: $12,013
• − Mortgage interest: −$5,181
• − Property taxes: −$2,218
• − Insurance: −$462
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,691
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,100/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

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 (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 17.73%
• Current HPI: 263.2406
• 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

+42.5% since first listed

5 events — show timeline

• 2026-05-18 Pending — ACVMLS
• 2026-04-21 Listed $92,500 ACVMLS
• 2014-03-31 Sold (Public Records) $64,000 Public Records
• 2014-03-31 Sold (MLS) $64,000 ACVMLS
• 2013-08-21 Listed $64,900 ACVMLS

Property tax history

+1.2%/yr

Latest (2025): $2,218 · -0.7% YoY. Source: county tax records.