43 George St · Fort Ann, NY 12827

$149,900

3 bd · 1.5 ba · 1,429 sqft · SingleFamily public records · 4 Days on market

Built 1890 10,454 sqft lot Est $266k · 44% 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.5/10.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MULTIPLE OFFERS RECEIVED, HIGHEST AND BEST DEADLINE SET FOR FRIDAY 5/29 AT 6PM. Affordable opportunity in a convenient Fort Ann location! This 3-bedroom, 1.5-bath home is situated on low maintenance . 24-acre lot and offers great potential for a first-time homebuyer or anyone looking to add their own personal touches. The home has been well maintained over the years, with many of the major updates already completed, including newer windows, furnace, and roof--allowing you to focus on cosmetic improvements and truly make it your own. The main level features a large living room, kitchen with dining area, full bathroom, laundry room, and convenient first-floor primary bedroom. Upstairs offers

Key facts

• Newer furnace
• Newer roof
• Low maintenance lot

Tags

• LOW MAINTENANCE LOT
• NEWER WINDOWS
• NEWER FURNACE
• NEWER ROOF
• FENCED BACKYARD
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: One-car garage; Total of 4 parking spaces; Off-street parking via driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Drywall construction
• Construction: Drywall construction; Shingle roof; Basement with Bilco doors, full basement with interior entry
• Exterior features: Side porch; Back yard fencing; Workshop and garage structures; Other exterior features

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Forced air heating; Propane heating
• Interior features: 10 total rooms; Electric oven, range hood, refrigerator; Washer and dryer included
• Laundry & utility: Main-level laundry room; Utility room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $54 ($652/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 $140k (6.9% below list).
• Recommended offer: $140k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#645 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: crime F, amenities F, commute F.
• Fort Ann Central School District (rural): math 61% / reading 64% proficiency, ranked #231 of 755 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Washington 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,565 (6.9% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.93% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $265,794
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Sunset Ave	0.34mi	4/2.0 (+1)	1,504 (+5%)	2mo	$310,000	$206	67
80 Catherine St	0.17mi	4/1.0 (+1)	1,508 (+6%)	21mo	$90,000	$60	58
16 W Starbuck Ln	0.72mi	3/2.0	1,443 (+1%)	6mo	$268,000	$186	58

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $85,129
• Equity at exit: $135,042

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $248,027
• Equity at exit: $291,223

Cash invested: $41,972 (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 12827

• Home prices YoY: 14.7%
• Active inventory: 38
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $54

Break-even live

Break-even rent $1,327

Max offer price $149,900

Occupancy floor 91%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   status $149,900 Pending 4 DOM
2. 2026-05-26
   listed $149,900 Active

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,465 · $205/mo
• Expected delta: +$69/yr (+$6/mo · 2.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,748
• − Mortgage interest: −$8,397
• − Property taxes: −$2,396
• − Insurance: −$750
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,361
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,093/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: Fort Ann Central School District
• NCES district ID: 3611280
• Math proficiency: 61% ▲ 6.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $57,169
• Composite: 55.34/100
• National rank: #2716
• State rank: #231 of 755 in NY

Livability — Fort Ann

• Score: 66/100
• State rank: #645
• US rank: #12084

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

• Census place: Fort Ann, NY
• Population (ZIP): 3,935

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 43.92%
• Current HPI: 342.8332
• 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

1 event — show timeline

• 2026-05-26 Listed $149,900 Global MLS

Property tax history

+3.0%/yr

Latest (2025): $2,396 · +7.3% YoY. Source: county tax records.