33 Franklin St · Malone, NY 12953

$109,000

3 bd · 1.5 ba · 1,981 sqft · SingleFamily public records · 48 Days on market

Built 1890 5,227 sqft lot $55/sqft · 25% below area Est $146k · 25% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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

PRICE REDUCED!This large 3 bedroom home is waiting for you to add your personal touches. Living room features french doors for privacy and fireplace, kitchen has additional staircase for upstairs as well as front entry. HUD Property, Sold AS IS by elec. bid only avail. 5/10/17 by 11:59PM CT daily until sold. FHA case: 371-377414 insured w/ escrow prop. eligible for FHA 203K. For PCR, LBP disc. & availability. visit: www. HUDHomestore.com. Buyer to verify all info.

Key facts

• Oak cabinets
• Ceiling fans
• Foyer entrance

Tags

• HARDWOOD FLOORS
• FOYER ENTRANCE
• FIREPLACE
• OAK CABINETS
• DEN AREA
• CEILING FANS

Property features AI

Exterior

• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Stone foundation; Metal roof; House structure
• Exterior features: Covered, enclosed porch; Porch; Shed(s); Cleared, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Propane heating; Ceiling fans (cooling); Heating present
• Interior features: Ceiling fans; Triple pane windows; Partial unfinished basement
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $12k of equity ($754 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k 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 ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $17k; list at $109k implies a 541% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $105,730 (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 1890 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $146,226
• List price: $109,000
• Delta: -25.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 St Marks AV Ave	0.34mi	4/2.0 (+1)	1,768 (-11%)	10mo	$168,000	$95	51
7 Shepard Street St	0.32mi	3/1.5	1,725 (-13%)	24mo	$85,000	$49	44
18 Scott Drive Dr	0.69mi	2/1.5 (-1)	1,800 (-9%)	6mo	$55,000	$31	43
10 Scott Drive Dr	0.66mi	4/2.0 (+1)	2,129 (+8%)	19mo	$97,850	$46	34

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $67,970
• Equity at exit: $98,196

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $193,420
• Equity at exit: $211,763

Cash invested: $30,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $135

Break-even live

Break-even rent $939

Max offer price $109,000

Occupancy floor 83%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $109,000 Active 48 DOM
2. 2026-06-17
   days on market $109,000 Active 47 DOM
3. 2026-06-16
   days on market $109,000 Active 46 DOM
4. 2026-06-15
   days on market $109,000 Active 45 DOM
5. 2026-06-13
   days on market $109,000 Active 43 DOM
6. 2026-06-12
   days on market $109,000 Active 42 DOM
7. 2026-06-09
   days on market $109,000 Active 39 DOM
8. 2026-06-08
   days on market $109,000 Active 38 DOM
9. 2026-06-07
   days on market $109,000 Active 37 DOM
10. 2026-06-07
    days on market $109,000 Active 36 DOM
11. 2026-06-04
    days on market $109,000 Active 33 DOM
12. 2026-06-02
    days on market $109,000 Active 32 DOM
13. 2026-06-01
    days on market $109,000 Active 31 DOM
14. 2026-05-31
    days on market $109,000 Active 30 DOM
15. 2026-05-01
    listed $109,000 Active 480-char remark
16. 2021-12-13
    listed $110,000
17. 2017-07-21
    soldstatus $17,000

    Show marketing remark (473 chars)

    PRICE REDUCED!This large 3 bedroom home is waiting for you to add your personal touches. Living room features french doors for privacy and fireplace, kitchen has additional staircase for upstairs as well as front entry. HUD Property, Sold AS IS by elec. bid only avail. 5/10/17 by 11:59PM CT daily until sold. FHA case: 371-377414 insured w/ escrow prop. eligible for FHA 203K. For PCR, LBP disc. & availability. visit: www. HUDHomestore.com. Buyer to verify all info.

18. 2016-12-15
    listed $21,133

    Show marketing remark (473 chars)

    PRICE REDUCED!This large 3 bedroom home is waiting for you to add your personal touches. Living room features french doors for privacy and fireplace, kitchen has additional staircase for upstairs as well as front entry. HUD Property, Sold AS IS by elec. bid only avail. 5/10/17 by 11:59PM CT daily until sold. FHA case: 371-377414 insured w/ escrow prop. eligible for FHA 203K. For PCR, LBP disc. & availability. visit: www. HUDHomestore.com. Buyer to verify all info.

19. 1994-03-15
    soldstatus $25,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,670 · $139/mo
• Expected delta: +$172/yr (+$14/mo · 11.5%)

ⓘ 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: $13,319
• − Mortgage interest: −$6,106
• − Property taxes: −$1,498
• − Insurance: −$545
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,171
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,651/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

+336.0% since first listed

5 events — show timeline

• 2026-05-01 Listed $109,000 ACVMLS
• 2021-12-13 Listed $110,000 ACVMLS
• 2017-07-21 Sold (MLS) $17,000 ACVMLS
• 2016-12-15 Listed $21,133 ACVMLS
• 1994-03-15 Sold (Public Records) $25,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,498 · -0.7% YoY. Source: county tax records.