3259 Freer Hollow Rd · Franklin, NY 13856

$325,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily · 21 Days on market

Built 1988 8.00 ac lot ↓ 12% since listing

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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).

• Cash flow +14.4/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Private, secluded, serene contemporary home on 8-acre lot among rolling hills quickly brings you back to nature. Open floor plan with living and dining rooms with kitchen under a sweeping knotty pine cathedral ceiling. Primary bedroom above in large, skylighted 250+ SF loft space, two NEWLY carpeted bedrooms on first floor with renovated, radiant floor-heated full bath. Relax while watching deer and wildlife on the sweeping front lawn on your covered front porch or three-person window-enclosed hot tub room. Summer barbecues are even sweeter after cooling off after taking a dip in the pristine 32'x16' in-ground pool and deck surround with pool house as a frog looks over a nearby water featu

Key facts

• Covered front porch
• 8 acre lot
• 8 acre lot

Tags

• 8 ACRE LOT
• KNOTTY PINE CATHEDRAL CEILING
• SKYLIGHTED LOFT SPACE
• RADIANT FLOOR HEATED BATH
• COVERED FRONT PORCH
• WINDOW ENCLOSED HOT TUB ROOM

Property features AI

Exterior

• Parking: Detached garage with storage; 2 garage spaces
• Utilities: Electricity connected; High-speed internet available; Cable available; Well water; Septic tank
• Home design: One-story property; Existing construction; Asphalt roof
• Construction: Wood siding; PEX plumbing; Poured foundation
• Exterior features: In-ground pool; Hot tub / spa (hot tub); Pool house; Deck; Covered and open porch; Private yard; Barbecue area; Gravel driveway; Shed(s) / storage; Propane tank (owned); See remarks

Interior

• Kitchen: Electric cooktop; Free-standing range; Oven; Microwave; Dishwasher; Refrigerator; Freezer; Appliances negotiable
• Bedrooms: Two main-level bedrooms; Additional bedroom on second level (loft/upper area)
• Flooring: Hardwood; Carpet; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Electric heating; Baseboard heating; Radiant floor heating; Radiant heating; Window cooling units
• Interior features: Breakfast bar; Ceiling fan(s); Cathedral ceilings; Den; Formal dining room; Entrance foyer; Formal living room; Great room; Home office; Hot tub / spa; Loft; Natural woodwork; Skylights; Window treatments; Wood-frame windows; Storm windows; Thermal windows; Drapes
• Laundry & utility: Washer; Dryer; Laundry in basement; Electric water heater; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $63 ($758/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (11.0% below list).
• Recommended offer: $289k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,035 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+, cost of living B+; Watch: health & safety C-, crime D-, amenities F.
• Walton Central School District (town): math 36% / reading 47% proficiency, ranked #510 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (5.8% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k 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 ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $289,287 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.03×
• Total profit: $93,925
• Equity at exit: $200,094

10-year hold

• IRR: 15.7%
• Equity multiple: 4.01×
• Total profit: $274,273
• Equity at exit: $359,277

Cash invested: $91,000 (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 13856

• Home prices YoY: 1.8%
• Active inventory: 56
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$382 /mo · $4,590/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $63

Break-even live

Break-even rent $2,813

Max offer price $325,000

Occupancy floor 93%

Sensitivity live

Price	-10% $247	-5% $155	+0% $63	+5% $-29	+10% $-121
Rent	-10% $-165	-5% $-51	+0% $63	+5% $177	+10% $292
Rate	-1.0pp $227	-0.5pp $146	base $63	+0.5pp $-21	+1.0pp $-107

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $325,000 Active 21 DOM
2. 2026-06-21
   days on market $325,000 Active 20 DOM
3. 2026-06-18
   days on market $325,000 Active 18 DOM
4. 2026-06-17
   days on market $325,000 Active 17 DOM
5. 2026-06-16
   days on market $325,000 Active 16 DOM
6. 2026-06-15
   days on market $325,000 Active 15 DOM
7. 2026-06-13
   days on market $325,000 Active 13 DOM
8. 2026-06-12
   days on market $325,000 Active 12 DOM
9. 2026-06-09
   days on market $325,000 Active 9 DOM
10. 2026-06-08
    days on market $325,000 Active 8 DOM
11. 2026-06-07
    days on market $325,000 Active 7 DOM
12. 2026-06-07
    days on market $325,000 Active 6 DOM
13. 2026-06-04
    days on market $325,000 Active 3 DOM
14. 2026-06-02
    days on market $325,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $325,000 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: $4,590 · $382/mo
• Projected year-2 tax: $5,041 · $420/mo
• Expected delta: +$452/yr (+$38/mo · 9.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,714
• − Mortgage interest: −$18,205
• − Property taxes: −$4,590
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − Depreciation: −$9,455
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,889/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: Walton Central School District
• NCES district ID: 3629820
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $41,231
• Composite: 34.86/100
• National rank: #5088
• State rank: #510 of 590 in NY

Livability — Franklin

• Score: 59/100
• State rank: #1035
• US rank: #20474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,915

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.79%
• Current HPI: 331.9799
• 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

-11.9% since first listed

4 events — show timeline

• 2026-05-31 Listed $325,000 UNYREIS
• 2025-11-24 Listing Removed — UNYREIS
• 2025-07-31 Price Changed $349,000 UNYREIS
• 2025-05-24 Listed $369,000 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $4,590 · +3.9% YoY. Source: county tax records.