18 Cross St · Fort Plain, NY 13339

$110,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 41 Days on market

Built 1887 3,049 sqft lot

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Why this score? — see what drove the D+ 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 +12.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

Key facts

• Strong foundation
• Natural light
• Functional layout

Tags

• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• COVERED BACK PORCH
• STRONG FOUNDATION
• COSMETIC UPDATES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Under construction; First-floor entry; Vinyl siding
• Construction: Metal and rubber roofing
• Exterior features: Back yard fencing; Corner lot

Interior

• Kitchen: Range
• Bedrooms: Bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: 9 total rooms; Unfinished basement; Covered patio/porch; Deck
• Laundry & utility: Laundry located in bathroom

🏗️ New construction. The $110,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $140,195.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-29 ($-344/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#374 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, commute F, employment F.
• Fort Plain Central School District (rural): math 43% / reading 57% proficiency, ranked #401 of 590 in NY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 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 $8k of equity ($969 loan paydown + $7k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $140,195
• List price: $110,000
• Delta: -21.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 High St	0.33mi	3/1.5	1,570 (+4%)	6mo	$180,000	$115	72
31 West St	0.02mi	3/2.0	1,620 (+7%)	24mo	$142,040	$88	67
30 Prospect St	0.62mi	3/2.0	1,516 (+0%)	12mo	$100,000	$66	60
9 Lincoln St	0.30mi	3/1.0	1,696 (+12%)	12mo	$110,000	$65	52
37 Reid St	0.33mi	4/1.0 (+1)	1,288 (-15%)	3mo	$90,000	$70	49
5 Berthoud St	0.70mi	4/2.0 (+1)	1,518 (+0%)	16mo	$205,000	$135	48
31 Prospect St	0.57mi	4/1.5 (+1)	1,632 (+8%)	18mo	$136,000	$83	38
24 Prospect St	0.62mi	2/1.0 (-1)	1,442 (-5%)	22mo	$125,000	$87	36

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

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.83×
• Total profit: $32,419
• Equity at exit: $81,477

10-year hold

• IRR: 13.6%
• Equity multiple: 3.52×
• Total profit: $98,781
• Equity at exit: $142,326

Cash invested: $39,255 (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 13339

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$735
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-29

Break-even live

Break-even rent $1,235

Max offer price $135,133

Occupancy floor 97%

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: $35,049
• Closing costs: $4,206
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $110,000 Active 41 DOM
2. 2026-06-17
   days on market $110,000 Active 40 DOM
3. 2026-06-16
   days on market $110,000 Active 39 DOM
4. 2026-06-15
   days on market $110,000 Active 38 DOM
5. 2026-06-13
   days on market $110,000 Active 36 DOM
6. 2026-06-12
   days on market $110,000 Active 35 DOM
7. 2026-06-09
   days on market $110,000 Active 32 DOM
8. 2026-06-08
   days on market $110,000 Active 31 DOM
9. 2026-06-07
   days on market $110,000 Active 30 DOM
10. 2026-06-07
    days on market $110,000 Active 29 DOM
11. 2026-06-04
    pricedays on market $110,000 Active 26 DOM
12. 2026-06-02
    days on market $119,000 Active 25 DOM
13. 2026-06-01
    days on market $119,000 Active 24 DOM
14. 2026-05-31
    days on market $119,000 Active 23 DOM
15. 2026-05-07
    listed $120,000 Active 569-char remark
16. 2026-04-01
    historical
17. 2025-07-25
    listed $114,900 Active
18. 2024-12-14
    historical $1,500
19. 2024-11-13
    listed $1,500
20. 2024-10-16
    historical $1,500
21. 2024-09-14
    listed $1,500
22. 2024-07-24
    soldstatus $55,000
23. 2024-07-12
    soldstatus $55,000 Closed

    Show marketing remark (619 chars)

    Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

24. 2024-02-15
    status Pending

    Show marketing remark (619 chars)

    Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

25. 2023-11-27
    price $110,000

    Show marketing remark (619 chars)

    Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

26. 2023-09-12
    price $124,900

    Show marketing remark (619 chars)

    Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

27. 2023-08-24
    listed $134,900 Active

    Show marketing remark (619 chars)

    Located on a corner lot in the charming village of Fort Plain, this 1500sqft, 3-bedroom, 2-bath home boasts tremendous potential, offering a blank canvas for homeowners to add their personal touch. Perfect for first-time home buyers or potential investors! The home features a newer updated kitchen, a 3-season room, laundry hookup on first floor, and a newer deck. Within walking distance to the local eateries, shops and elementary and high schools. Less than 25 miles to Cooperstown and just under 1 hour to Albany. Don't miss out on the opportunity to turn this house into your dream home and make lasting memories!

28. 2017-03-09
    soldstatus $1,800
29. 2016-08-20
    listed $8,000
30. 2016-08-11
    historical
31. 2016-06-20
    status Extended
32. 2016-06-20
    historical
33. 2016-05-05
    price $9,900
34. 2016-04-19
    price $11,750
35. 2016-03-22
    price $12,900
36. 2016-02-22
    listed $14,900 New
37. 2008-04-02
    soldstatus $36,000
38. 2008-03-31
    soldstatus $36,000
39. 2008-02-19
    historical
40. 2006-03-03
    listed $34,000

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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 ≥96°F today · 17 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: $14,389
• − Mortgage interest: −$7,853
• − Property taxes: −$2,188
• − Insurance: −$701
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,078
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $312/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 Plain Central School District
• NCES district ID: 3611370
• Math proficiency: 43% ▲ 4.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $41,754
• Composite: 41.94/100
• National rank: #3352
• State rank: #401 of 590 in NY

Livability — Fort Plain

• Score: 72/100
• State rank: #374
• US rank: #6455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Plain, NY
• Population (ZIP): 6,131

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 10% Lithuanian 9% Romanian 5%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 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: ▲ 5.24%
• Current HPI: 320.8989
• 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

+223.5% since first listed

28 events — show timeline

• 2026-06-03 Price Changed $110,000 Global MLS
• 2026-05-29 Price Changed $119,000 Global MLS
• 2026-05-07 Listed $120,000 Global MLS
• 2026-04-01 Listing Removed — Global MLS
• 2025-07-25 Listed $114,900 Global MLS
• 2024-12-14 Rental Removed $1,500 TURBOTENANT
• 2024-11-13 Listed for Rent $1,500 TURBOTENANT
• 2024-10-16 Rental Removed $1,500 TURBOTENANT
• 2024-09-14 Listed for Rent $1,500 TURBOTENANT
• 2024-07-24 Sold (Public Records) $55,000 Public Records
• 2024-07-12 Sold (MLS) $55,000 Global MLS
• 2024-02-15 Pending — Global MLS
• 2023-11-27 Price Changed $110,000 Global MLS
• 2023-09-12 Price Changed $124,900 Global MLS
• 2023-08-24 Listed $134,900 Global MLS
• 2017-03-09 Sold (MLS) $1,800 CNYIS
• 2016-08-20 Listed $8,000 CNYIS
• 2016-08-11 Listing Removed — Global MLS
• 2016-06-20 Relisted — Global MLS
• 2016-06-20 Listing Removed — Global MLS
• 2016-05-05 Price Changed $9,900 Global MLS
• 2016-04-19 Price Changed $11,750 Global MLS
• 2016-03-22 Price Changed $12,900 Global MLS
• 2016-02-22 Listed $14,900 Global MLS
• 2008-04-02 Sold (Public Records) $36,000 Public Records
• 2008-03-31 Sold (MLS) $36,000 Global MLS
• 2008-02-19 Listing Removed — Global MLS
• 2006-03-03 Listed $34,000 Global MLS

Property tax history

-0.6%/yr

Latest (2025): $2,188 · +2.1% YoY. Source: county tax records.