9 Ann St · St. Johnsville, NY 13452

$235,000

5 bd · 2.0 ba · 3,224 sqft · MultiFamily public records · 48 Days on market

Built 1880

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this inviting brick two-family home nestled on a corner lot, offering the perfect blend of comfort and convenience. Each unit boasts three generously sized bedrooms, providing ample space for families or tenants alike. Spacious layout with many updates throughout. Gleaming hardwood floors enhance the warmth and character of each unit. Enjoy relaxing evenings on the inviting front porch, perfect for unwinding after a long day. Detached garage provides convenient parking. Ideal for owner-occupied living. Don't miss out on the chance to own this fantastic property that combines classic charm with modern amenities.

Key facts

• 2 garage spots
• Built 1880
• Listed 47 days

Property features AI

Finance

• Financial info: Two-unit multi-family property with separate electric meters for each unit; Unit 1 actual rent: $1,600; Unit 2 actual rent: $1,050; Operating expense details: See remarks; Owner pays: See remarks/other; rent includes: See remarks

Exterior

• Parking: 2-car garage; Additional parking with two or more spaces
• Utilities: Electricity available and connected; Public water available and connected; Sewer available and connected
• Home design: 2-story building; Brick construction; Asphalt roof; Resale property
• Construction: Stone foundation; Built (existing)
• Exterior features: Partial fencing; Flag lot

Interior

• Kitchen: Each unit includes oven/range and refrigerator; Eat-in kitchen and formal dining room in each unit
• Bedrooms: Two 3-bedroom units
• Flooring: Hardwood; Laminate; Varies by area
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom and 1 half bathroom; Total on property: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Heating present: oil and electric hot water systems; Circuit breaker electrical system
• Interior features: Full basement; Hardwood and laminate flooring; varies by room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oppenheim-Ephratah-St. Johnsville CSD (rural): math 30% / reading 52% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -11% 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 $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $180k; 31% 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.9%
• Equity multiple: 4.12×
• Total profit: $205,572
• Equity at exit: $211,707

10-year hold

• IRR: 35.3%
• Equity multiple: 9.28×
• Total profit: $544,518
• Equity at exit: $456,553

Cash invested: $65,800 (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 13452

• Home prices YoY: 3.4%
• Active inventory: 33
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$296 /mo · $3,557/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,217

Break-even live

Break-even rent $2,059

Max offer price $235,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,350	-5% $1,284	+0% $1,217	+5% $1,151	+10% $1,084
Rent	-10% $933	-5% $1,075	+0% $1,217	+5% $1,359	+10% $1,502
Rate	-1.0pp $1,336	-0.5pp $1,277	base $1,217	+0.5pp $1,156	+1.0pp $1,094

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,600
Total (3 units)			$3,600

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $235,000 Active 48 DOM
2. 2026-06-17
   days on market $235,000 Active 47 DOM
3. 2026-06-16
   days on market $235,000 Active 46 DOM
4. 2026-06-15
   days on market $235,000 Active 45 DOM
5. 2026-06-13
   days on market $235,000 Active 43 DOM
6. 2026-06-12
   days on market $235,000 Active 42 DOM
7. 2026-06-09
   days on market $235,000 Active 39 DOM
8. 2026-06-08
   days on market $235,000 Active 38 DOM
9. 2026-06-07
   days on market $235,000 Active 37 DOM
10. 2026-06-05
    days on market $235,000 Active 35 DOM
11. 2026-06-04
    days on market $235,000 Active 33 DOM
12. 2026-06-02
    days on market $235,000 Active 32 DOM
13. 2026-06-01
    days on market $235,000 Active 31 DOM
14. 2026-05-31
    days on market $235,000 Active 30 DOM
15. 2026-05-01
    listed $235,000 Active
16. 2024-12-23
    soldstatus $180,000 Closed 630-char remark

    Show marketing remark (630 chars)

    Welcome to this inviting brick two-family home nestled on a corner lot, offering the perfect blend of comfort and convenience. Each unit boasts three generously sized bedrooms, providing ample space for families or tenants alike. Spacious layout with many updates throughout. Gleaming hardwood floors enhance the warmth and character of each unit. Enjoy relaxing evenings on the inviting front porch, perfect for unwinding after a long day. Detached garage provides convenient parking. Ideal for owner-occupied living. Don't miss out on the chance to own this fantastic property that combines classic charm with modern amenities.

17. 2024-09-11
    historical Contingent 630-char remark

    Show marketing remark (630 chars)

    Welcome to this inviting brick two-family home nestled on a corner lot, offering the perfect blend of comfort and convenience. Each unit boasts three generously sized bedrooms, providing ample space for families or tenants alike. Spacious layout with many updates throughout. Gleaming hardwood floors enhance the warmth and character of each unit. Enjoy relaxing evenings on the inviting front porch, perfect for unwinding after a long day. Detached garage provides convenient parking. Ideal for owner-occupied living. Don't miss out on the chance to own this fantastic property that combines classic charm with modern amenities.

18. 2024-03-11
    listed $195,000 Active 630-char remark

    Show marketing remark (630 chars)

    Welcome to this inviting brick two-family home nestled on a corner lot, offering the perfect blend of comfort and convenience. Each unit boasts three generously sized bedrooms, providing ample space for families or tenants alike. Spacious layout with many updates throughout. Gleaming hardwood floors enhance the warmth and character of each unit. Enjoy relaxing evenings on the inviting front porch, perfect for unwinding after a long day. Detached garage provides convenient parking. Ideal for owner-occupied living. Don't miss out on the chance to own this fantastic property that combines classic charm with modern amenities.

19. 2024-01-06
    historical
20. 2023-08-22
    price $195,000
21. 2023-07-05
    listed $199,900 Active
22. 2023-03-22
    historical
23. 2022-09-21
    listed $200,000 Active
24. 2022-05-31
    historical
25. 2022-03-29
    price $200,000
26. 2022-03-07
    listed $280,000 Active
27. 2021-08-26
    soldstatus $100,000
28. 2004-09-30
    soldstatus $70,000
29. 1997-12-05
    soldstatus $45,000
30. 1997-02-24
    soldstatus $39,255

ⓘ 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: $3,557 · $296/mo
• Projected year-2 tax: $3,764 · $314/mo
• Expected delta: +$207/yr (+$17/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $43,200
• − Mortgage interest: −$13,164
• − Property taxes: −$3,557
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$6,836
• Taxable income: $11,556
• Est. tax owed @ 24.0%: −$2,773
• After-tax cash flow: $11,834/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: Oppenheim-Ephratah-St. Johnsville CSD
• NCES district ID: 3601107
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $39,730
• Composite: 34.25/100
• National rank: #5253
• State rank: #522 of 590 in NY

Livability — St. Johnsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Johnsville, NY
• Population (ZIP): 4,850

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.23%
• Current HPI: 342.6782
• 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

+498.6% since first listed

16 events — show timeline

• 2026-05-01 Listed $235,000 CNYIS
• 2024-12-23 Sold (MLS) $180,000 Global MLS
• 2024-09-11 Contingent — Global MLS
• 2024-03-11 Listed $195,000 Global MLS
• 2024-01-06 Listing Removed — Global MLS
• 2023-08-22 Price Changed $195,000 Global MLS
• 2023-07-05 Listed $199,900 Global MLS
• 2023-03-22 Listing Removed — Global MLS
• 2022-09-21 Listed $200,000 Global MLS
• 2022-05-31 Listing Removed — Global MLS
• 2022-03-29 Price Changed $200,000 Global MLS
• 2022-03-07 Listed $280,000 Global MLS
• 2021-08-26 Sold (Public Records) $100,000 Public Records
• 2004-09-30 Sold (Public Records) $70,000 Public Records
• 1997-12-05 Sold (Public Records) $45,000 Public Records
• 1997-02-24 Sold (Public Records) $39,255 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,557 · +2.2% YoY. Source: county tax records.