6285 State Highway 29 · St. Johnsville, NY 13452

$119,900

3 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 31 Days on market

Built 2008 3.00 ac lot

---

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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +4.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome To 6285 State Highway 29! This Parcel Features: -Unique 2104 Sq Ft Log Home. -Full Basement With 2x10 Floor Joists. -Custom Windows. -Exquisite Cedar And Other Exotic Wood Used Throughout. -3 Acres. Property Needs Rehab. Cash. As Is. Assignment Of Contract.

Key facts

• Full basement
• Custom windows
• Unique log home

Tags

• UNIQUE LOG HOME
• FULL BASEMENT
• CUSTOM WINDOWS
• CEDAR AND OTHER EXOTIC WOOD
• 3 ACRES

Property features AI

Exterior

• Utilities: Septic tank for sewer
• Home design: Single family residence; Log construction
• Construction: Log construction
• Exterior features: 3-acre lot; Directions: Intersection of NY-29 and Cline Road

Interior

• Bedrooms: Three bedrooms on the first level; One bedroom on the second level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Wall unit cooling
• Interior features: Full basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($575/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Oppenheim-Ephratah-St. Johnsville CSD (rural): math 30% / reading 52% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Fulton 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 7.3

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $68,503
• Equity at exit: $108,015

10-year hold

• IRR: 22.5%
• Equity multiple: 6.95×
• Total profit: $199,628
• Equity at exit: $232,939

Cash invested: $33,572 (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 13452

• Home prices YoY: 3.4%
• Active inventory: 33
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$360 /mo · $4,322/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $48

Break-even live

Break-even rent $1,315

Max offer price $119,900

Occupancy floor 92%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Pending
2. 2026-04-14
   status Active
3. 2026-03-11
   status Pending
4. 2026-03-09
   listed $119,900 Active
5. 2026-03-09
   historical
6. 2026-03-09
   listed $119,900 Active
7. 2026-01-13
   historical
8. 2025-12-13
   listed $119,900 Active
9. 1998-08-26
   soldstatus $75,000

ⓘ 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: $4,322 · $360/mo
• Projected year-2 tax: $4,322 · $360/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,509
• − Mortgage interest: −$6,716
• − Property taxes: −$4,322
• − Insurance: −$600
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,488
• Taxable loss: −$1,258
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $877/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: Oppenheim-Ephratah-St. Johnsville CSD
• NCES district ID: 3601107
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $39,730
• Composite: 34.25/100
• National rank: #5253
• State rank: #522 of 590 in NY

Livability — St. Johnsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,850

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.23%
• Current HPI: 342.6782
• 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

+59.9% since first listed

9 events — show timeline

• 2026-05-15 Pending — Global MLS
• 2026-04-14 Relisted — Global MLS
• 2026-03-11 Pending — Global MLS
• 2026-03-09 Listed $119,900 Global MLS
• 2026-03-09 Listing Removed — Global MLS
• 2026-03-09 Listed $119,900 Global MLS
• 2026-01-13 Listing Removed — Global MLS
• 2025-12-13 Listed $119,900 Global MLS
• 1998-08-26 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,322 · +2.9% YoY. Source: county tax records.