1035 West Main St PO Box 92 St · Burke, NY 12917

$99,000

5 bd · 3.0 ba · 2,833 sqft · SingleFamily · 296 Days on market

Built 1886 Fair condition 871 sqft lot $35/sqft · 25% below area Est $131k · 25% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +9.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

This 5Bedroom Old Style Home is currently being used as a Single Family Home does have a 1-Bedroom upstairs downstairs apartment, can be and was a 3-unit Rental Owner just moved out-Has a 3-Car Detached Garage-Home is in excellent condition has newer Boiler-4-100amp Breakers and Meters.

Key facts

• 3 garage spots
• Built 1886
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#859 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• 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: 16 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 $10k of equity ($684 loan paydown + $9k appreciation (9.4% 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 (9.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $131,452
• List price: $99,000
• Delta: -24.69%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.82×
• Total profit: $78,124
• Equity at exit: $84,985

10-year hold

• IRR: 32.6%
• Equity multiple: 8.47×
• Total profit: $207,058
• Equity at exit: $178,979

Cash invested: $27,720 (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 12917

• Home prices YoY: 3.4%
• Active inventory: 16
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $442

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $510	-5% $476	+0% $442	+5% $408	+10% $373
Rent	-10% $329	-5% $385	+0% $442	+5% $498	+10% $554
Rate	-1.0pp $492	-0.5pp $467	base $442	+0.5pp $416	+1.0pp $390

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 296 DOM
2. 2026-06-17
   days on market $99,000 Active 295 DOM
3. 2026-06-16
   days on market $99,000 Active 294 DOM
4. 2026-06-15
   days on market $99,000 Active 293 DOM
5. 2026-06-13
   days on market $99,000 Active 291 DOM
6. 2026-06-12
   days on market $99,000 Active 290 DOM
7. 2026-06-09
   days on market $99,000 Active 287 DOM
8. 2026-06-08
   days on market $99,000 Active 286 DOM
9. 2026-06-07
   days on market $99,000 Active 285 DOM
10. 2026-06-07
    days on market $99,000 Active 284 DOM
11. 2026-06-04
    days on market $99,000 Active 281 DOM
12. 2026-06-02
    days on market $99,000 Active 280 DOM
13. 2026-06-01
    days on market $99,000 Active 279 DOM
14. 2026-05-31
    days on market $99,000 Active 278 DOM
15. 2025-11-20
    price $99,000 287-char remark

    Show marketing remark (287 chars)

    This 5Bedroom Old Style Home is currently being used as a Single Family Home does have a 1-Bedroom upstairs downstairs apartment, can be and was a 3-unit Rental Owner just moved out-Has a 3-Car Detached Garage-Home is in excellent condition has newer Boiler-4-100amp Breakers and Meters.

16. 2025-08-25
    listed $139,900 Active 287-char remark

    Show marketing remark (287 chars)

    This 5Bedroom Old Style Home is currently being used as a Single Family Home does have a 1-Bedroom upstairs downstairs apartment, can be and was a 3-unit Rental Owner just moved out-Has a 3-Car Detached Garage-Home is in excellent condition has newer Boiler-4-100amp Breakers and Meters.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 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: $17,102
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,880
• Taxable income: $3,960
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,350/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and value. Focus on exterior painting, interior cleaning, and replacing carpet for the highest return on investment.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Dirty and worn
• Major bathrooms — Dirty and cluttered

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Deep clean bathrooms — Improves hygiene and appeal
• Both Replace carpet — Fresh carpet improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Dirty and worn	Major	$15,000–50,000
bathrooms · Dirty and cluttered	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Deep clean bathrooms — Improves hygiene and appeal ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Burke

• Score: 62/100
• State rank: #859
• US rank: #16558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burke, NY
• Population (ZIP): 1,194

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5% Native American 3%
• Common ancestry: Lithuanian 18% Romanian 3% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 85% English-only · German/W. Germanic 14%

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: ▲ 9.41%
• Current HPI: 284.7739
• 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

-29.2% since first listed

2 events — show timeline

• 2025-11-20 Price Changed $99,000 ACVMLS
• 2025-08-25 Listed $139,900 ACVMLS