18625 Ny State Route 177 · Adams Center, NY 13606

$219,000

3 bd · 1.5 ba · 1,899 sqft · SingleFamily public records · 21 Days on market

Built 1955 9,810 sqft lot Est $268k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

Welcome to this inviting single-family home located in the heart of the Village of Adams Center. Offering 3 bedrooms and 1.5 bathrooms, this home provides comfortable living with a convenient location perfect for everyday life.   Inside, you will find a functional layout with plenty of space for relaxing, entertaining, and making yourself at home.    The kitchen features an abundance of cupboards and counter space, an island for additional seating and meal prep, and stainless steel appliances.   The kitchen and dining room is bright with plenty of natural light.   The bedrooms are spacious with adequate closets.    The property als

Key facts

• One-stall garage
• Desirable back yard
• 9,810 sq ft lot

Tags

• ABUNDANCE OF CUPBOARDS
• STAINLESS STEEL APPLIANCES
• BRIGHT KITCHEN AND DINING ROOM
• ONE-STALL GARAGE
• DESIRABLE BACK YARD
• MINUTES FROM SHOPPING

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water connected; Septic tank; Water connected
• Home design: Single-story home; Existing construction; Resale property
• Construction: Vinyl siding; Poured foundation
• Exterior features: Blacktop driveway; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 90 x 109

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Total rooms: 8; Full basement
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Dining area; Eat-in kitchen; Kitchen island; Moisture control
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (34.7% below list).
• Recommended offer: $143k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#692 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: health & safety D, amenities F, commute F.
• South Jefferson Central School District (rural): math 35% / reading 60% proficiency, ranked #420 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maynard P Wilson Elementary School (math 31% / reading 56%, grade F, #1,350 of 2,108 statewide, top 64%, 520 students, 37% FRL); Clarke Middle School (math 24% / reading 54%, grade F, #433 of 729 statewide, top 60%, 435 students, 41% FRL); South Jefferson High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 553 students, 46% FRL).
• Market conditions: 8 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $17k appreciation (7.7% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $219k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,965 (34.7% 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. Built in 1955 — 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. 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?
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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $267,759
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18223 Ny State Route 177 #225	0.44mi	3/2.0	1,869 (-2%)	5mo	$214,000	$114	70
13739 North St	0.70mi	3/1.5	1,776 (-6%)	7mo	$250,000	$141	51
18009 Goodnough St	0.71mi	3/2.0	1,848 (-3%)	14mo	$269,900	$146	48
13475 Us Route 11	0.35mi	3/2.0	1,686 (-11%)	19mo	$275,000	$163	47
18105 Ny State Route 177	0.60mi	4/2.5 (+1)	1,823 (-4%)	15mo	$199,000	$109	44

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

Projected returns pro-forma

7.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 2.00×
• Total profit: $61,199
• Equity at exit: $161,763

10-year hold

• IRR: 13.7%
• Equity multiple: 4.19×
• Total profit: $195,886
• Equity at exit: $316,791

Cash invested: $61,320 (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 13606

• Home prices YoY: 2.2%
• Active inventory: 8
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$278 /mo · $3,330/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-388

Break-even live

Break-even rent $1,921

Max offer price $150,490

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-326	+0% $-388	+5% $-450	+10% $-512
Rent	-10% $-501	-5% $-444	+0% $-388	+5% $-331	+10% $-275
Rate	-1.0pp $-278	-0.5pp $-332	base $-388	+0.5pp $-445	+1.0pp $-502

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $219,000 Active 21 DOM
2. 2026-06-21
   days on market $219,000 Active 20 DOM
3. 2026-06-19
   days on market $219,000 Active 18 DOM
4. 2026-06-18
   days on market $219,000 Active 17 DOM
5. 2026-06-17
   days on market $219,000 Active 16 DOM
6. 2026-06-16
   days on market $219,000 Active 15 DOM
7. 2026-06-15
   days on market $219,000 Active 14 DOM
8. 2026-06-14
   days on market $219,000 Active 12 DOM
9. 2026-06-12
   days on market $219,000 Active 11 DOM
10. 2026-06-09
    days on market $219,000 Active 8 DOM
11. 2026-06-08
    days on market $219,000 Active 7 DOM
12. 2026-06-07
    days on market $219,000 Active 6 DOM
13. 2026-06-05
    days on market $219,000 Active 3 DOM
14. 2026-06-03
    days on market $219,000 Active 2 DOM
15. 2026-06-02
    remarks 639-char remark
16. 2026-06-02
    listed $219,000 Active 1 DOM

ⓘ 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: $3,330 · $278/mo
• Projected year-2 tax: $3,516 · $293/mo
• Expected delta: +$185/yr (+$15/mo · 5.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,156
• − Mortgage interest: −$12,267
• − Property taxes: −$3,330
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$6,371
• Taxable loss: −$8,653
• Est. tax savings @ 24.0%: +$2,077
• After-tax cash flow: $-2,577/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: South Jefferson Central School District
• NCES district ID: 3602340
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $56,872
• Composite: 41.27/100
• National rank: #3522
• State rank: #420 of 590 in NY

Livability — Adams Center

• Score: 65/100
• State rank: #692
• US rank: #13098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams Center, NY
• Population (ZIP): 2,397

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 5% Lithuanian 4% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.69%
• Current HPI: 353.668
• 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

+180.8% since first listed

2 events — show timeline

• 2026-06-01 Listed $219,000 CNYIS
• 2011-11-09 Sold (Public Records) $78,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,330 · +2.8% YoY. Source: county tax records.