4 Demott St · Lacona, NY 13083

$100,000

2 bd · 2.0 ba · 1,224 sqft · MultiFamily public records · 337 Days on market

Built 1970 5,192 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +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: 5 units. estimate disagrees with records

Listing remarks MLS

Amazing potential for a high cash flowing two structure, five unit investment opportunity located in the Village of Lacona! Many updates and upgrades have been done to this property to include a new roof (2018) and hot water tanks (2018). This property is being sold with the adjacent property known as 20 Park Ave (MLS #S1614019). Schedule your showing and make this an exciting addition to your investment portfolio today!

Key facts

• Hot water tanks
• New roof
• 5,192 sq ft lot

Tags

• NEW ROOF
• HOT WATER TANKS

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/2.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#871 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, health & safety D, crime F.
• Sandy Creek Central School District (rural): math 44% / reading 52% proficiency, ranked #425 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.56% ✓
• Cap rate: 40.74%
• Cash-on-cash: 123.01%
• DSCR: 6.47
• GRM: 1.8

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: —
• Equity multiple: 9.48×
• Total profit: $237,370
• Equity at exit: $90,088

10-year hold

• IRR: —
• Equity multiple: 20.84×
• Total profit: $555,442
• Equity at exit: $194,278

Cash invested: $28,000 (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 13083

• Home prices YoY: 3.1%
• Active inventory: 19
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,562 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$958
• Net cashflow: $2,870

Break-even live

Break-even rent $929

Max offer price $100,000

Occupancy floor 32%

Sensitivity live

Price	-10% $2,927	-5% $2,899	+0% $2,870	+5% $2,842	+10% $2,814
Rent	-10% $2,510	-5% $2,690	+0% $2,870	+5% $3,051	+10% $3,231
Rate	-1.0pp $2,921	-0.5pp $2,896	base $2,870	+0.5pp $2,844	+1.0pp $2,818

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	2	$4,560
Total (5 units)			$4,562

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 424-char remark

   Show marketing remark (424 chars)

   Amazing potential for a high cash flowing two structure, five unit investment opportunity located in the Village of Lacona! Many updates and upgrades have been done to this property to include a new roof (2018) and hot water tanks (2018). This property is being sold with the adjacent property known as 20 Park Ave (MLS #S1614019). Schedule your showing and make this an exciting addition to your investment portfolio today!

2. 2025-06-12
   listed $100,000 Active 424-char remark

   Show marketing remark (424 chars)

   Amazing potential for a high cash flowing two structure, five unit investment opportunity located in the Village of Lacona! Many updates and upgrades have been done to this property to include a new roof (2018) and hot water tanks (2018). This property is being sold with the adjacent property known as 20 Park Ave (MLS #S1614019). Schedule your showing and make this an exciting addition to your investment portfolio today!

3. 2018-05-23
   soldstatus $10,001
4. 2018-05-23
   soldstatus $10,001

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 2/10 Low 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,744
• − Mortgage interest: −$5,602
• − Property taxes: −$2,011
• − Insurance: −$500
• − Repairs & maintenance: −$4,380
• − Management: −$4,380
• − Depreciation: −$2,909
• Taxable income: $34,963
• Est. tax owed @ 24.0%: −$8,391
• After-tax cash flow: $26,053/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: Sandy Creek Central School District
• NCES district ID: 3625650
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 52% ▲ 8.00%
• Median HH income: $46,647
• Composite: 40.78/100
• National rank: #3642
• State rank: #425 of 590 in NY

Livability — Lacona

• Score: 62/100
• State rank: #871
• US rank: #16810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lacona, NY
• Population (ZIP): 1,861

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Arabic 2% Spanish 1% Chinese 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.71%
• Current HPI: 358.3496
• 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

+899.9% since first listed

4 events — show timeline

• 2026-05-15 Pending — CNYIS
• 2025-06-12 Listed $100,000 CNYIS
• 2018-05-23 Sold (Public Records) $10,001 Public Records
• 2018-05-23 Sold (Public Records) $10,001 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,011 · -1.3% YoY. Source: county tax records.