364 Olmstedville Rd · Pottersville, NY 12860

$1

3 bd · 1.0 ba · 1,404 sqft · SingleFamily · 37 Days on market

Built 1949 1.02 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

**Auction Property, the online sales event for this property begins on 05/10/2026 and ends on 05/12/2026. NO TRESSPASSING, DO NOT DISTURB OCCUPANTS** Charming 3-bedroom Old Style home set on a spacious 1.02-acre rural lot, offering privacy and plenty of outdoor potential. Built in 1949, this 1.5-story residence features 1,404 sq ft of living space with a functional layout, including a first-floor primary living area and additional upper-level space. The home includes a full basement, aluminum/vinyl exterior--ready for your personal touches. Enjoy country living with private water and sewer, a generous yard ideal for recreation, gardening, or future expansion, and low annual taxes. Conveniently located within the North Warren School District, this property offers a great opportunity for year-round living, a getaway retreat, or investment. Bring your vision and make this property your own!

Key facts

• Generous yard
• Private sewer
• Full basement

Tags

• FULL BASEMENT
• PRIVATE WATER
• PRIVATE SEWER
• GENEROUS YARD
• NORTH WARREN SCHOOL DISTRICT

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $309,484 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 60/100 on livability (#985 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• North Warren Central School District (rural): math 48% / reading 55% proficiency, ranked #352 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 464226.4% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
8. 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?
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 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: 0.43% ✗
• Cap rate: 2.04%
• Cash-on-cash: -15.19%
• DSCR: 0.32
• GRM: 19.6

CMA / ARV

• ARV (median comp): $309,484
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.14×
• Total profit: $98,698
• Equity at exit: $278,808

10-year hold

• IRR: 13.8%
• Equity multiple: 4.99×
• Total profit: $345,638
• Equity at exit: $601,260

Cash invested: $86,656 (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 12860

• Home prices YoY: 3.3%
• Active inventory: 11

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$1,623
• Tax est. 1.5%: −$387 /mo · $4,642/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-1,097

Break-even live

Break-even rent $2,707

Max offer price $150,731

Occupancy floor —

Sensitivity live

Price	-10% $-883	-5% $-990	+0% $-1,097	+5% $-1,204	+10% $-1,311
Rent	-10% $-1,201	-5% $-1,149	+0% $-1,097	+5% $-1,045	+10% $-993
Rate	-1.0pp $-941	-0.5pp $-1,018	base $-1,097	+0.5pp $-1,177	+1.0pp $-1,259

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: $77,371
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-12
   listed $1 Active 909-char remark

   Show marketing remark (909 chars)

   **Auction Property, the online sales event for this property begins on 05/10/2026 and ends on 05/12/2026. NO TRESSPASSING, DO NOT DISTURB OCCUPANTS** Charming 3-bedroom Old Style home set on a spacious 1.02-acre rural lot, offering privacy and plenty of outdoor potential. Built in 1949, this 1.5-story residence features 1,404 sq ft of living space with a functional layout, including a first-floor primary living area and additional upper-level space. The home includes a full basement, aluminum/vinyl exterior--ready for your personal touches. Enjoy country living with private water and sewer, a generous yard ideal for recreation, gardening, or future expansion, and low annual taxes. Conveniently located within the North Warren School District, this property offers a great opportunity for year-round living, a getaway retreat, or investment. Bring your vision and make this property your own!

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

Taxation est. · year 1

• Rental income: $15,823
• − Mortgage interest: −$17,336
• − Property taxes: −$4,642
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$9,003
• Taxable loss: −$19,238
• Est. tax savings @ 24.0%: +$4,617
• After-tax cash flow: $-8,548/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: North Warren Central School District
• NCES district ID: 3616960
• Math proficiency: 48% ▲ 6.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $53,309
• Composite: 44.32/100
• National rank: #2829
• State rank: #352 of 590 in NY

Livability — Pottersville

• Score: 60/100
• State rank: #985
• US rank: #19227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 377

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 14% Native American 3%
• Common ancestry: Scotch-Irish 5% Italian 3% Lithuanian 3%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.80%
• Current HPI: 395.7238
• 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