74 Pratt St · Rouses Point, NY 12979

$139,900

5 bd · 2.0 ba · 1,887 sqft · SingleFamily public records · 20 Days on market

Built 1876 7,840 sqft lot Est $194k · 28% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• Schools +5.3/10.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is being sold as is as it is an older home that is dated but affordable priced in the Village of Rouses Point. This is a large home.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1876

Tags

• LARGE COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $78 ($933/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.8% below list).
• Recommended offer: $136k (2.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#744 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment D-.
• Northeastern Clinton Central School District (rural): math 63% / reading 63% proficiency, ranked #203 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 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 $994 of equity ($967 loan paydown + $27 appreciation (0.0% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $44k; list at $140k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,031 (2.8% below list)

Questions for the listing agent

1. Built in 1876 — 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. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $194,361
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 State St	0.13mi	4/1.5 (-1)	1,990 (+6%)	23mo	$147,400	$74	59
162 Lake St	0.59mi	4/2.0 (-1)	2,031 (+8%)	6mo	$210,000	$103	49

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

Projected returns pro-forma

0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,026
• Equity at exit: $40,758

10-year hold

• IRR: 6.1%
• Equity multiple: 1.66×
• Total profit: $25,925
• Equity at exit: $49,101

Cash invested: $39,172 (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 12979

• Home prices YoY: 0.0%
• Active inventory: 20
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $78

Break-even live

Break-even rent $1,262

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $157	-5% $117	+0% $78	+5% $38	+10% $-1
Rent	-10% $-30	-5% $24	+0% $78	+5% $131	+10% $185
Rate	-1.0pp $148	-0.5pp $113	base $78	+0.5pp $42	+1.0pp $5

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-07
   status Pending
2. 2026-03-17
   listed $139,900 Active
3. 2015-11-20
   soldstatus $44,000 137-char remark

   Show marketing remark (137 chars)

   Home is being sold as is as it is an older home that is dated but affordable priced in the Village of Rouses Point. This is a large home.

4. 2015-11-20
   soldstatus $44,000

   Show marketing remark (137 chars)

   Home is being sold as is as it is an older home that is dated but affordable priced in the Village of Rouses Point. This is a large home.

5. 2015-06-11
   listed $64,900 137-char remark

   Show marketing remark (137 chars)

   Home is being sold as is as it is an older home that is dated but affordable priced in the Village of Rouses Point. This is a large home.

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,324
• − Mortgage interest: −$7,837
• − Property taxes: −$2,459
• − Insurance: −$700
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,070
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,258/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: Northeastern Clinton Central School District
• NCES district ID: 3621250
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $48,921
• Composite: 53.46/100
• National rank: #1461
• State rank: #203 of 590 in NY

Livability — Rouses Point

• Score: 64/100
• State rank: #744
• US rank: #14227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rouses Point, NY
• City population: 2,542
• Population (ZIP): 2,542

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 22% Slovak 6% German 1%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Spanish 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: ▬ 0.02%
• Current HPI: 252.0865
• 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

+115.6% since first listed

5 events — show timeline

• 2026-04-07 Pending — ACVMLS
• 2026-03-17 Listed $139,900 ACVMLS
• 2015-11-20 Sold (Public Records) $44,000 Public Records
• 2015-11-20 Sold (MLS) $44,000 ACVMLS
• 2015-06-11 Listed $64,900 ACVMLS

Property tax history

+13.3%/yr

Latest (2025): $2,459 · +0.3% YoY. Source: county tax records.