697 Point Rd · Willsboro Point, NY 12996

$155,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 249 Days on market

Built 1973 0.84 ac lot

---

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 +11.1/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on Willsboro Point, this well-maintained ranch features 3 bedrooms, 2 full bathrooms, an in-ground pool, and deeded rights to a large sandy beach within walking distance. Large windows and sliding glass doors leading to the pool create an open and airy feel. The primary bedroom offers double closets and a private full bathroom with a laundry area. Updates include a new pool liner and cover (2024), a new septic system (2023), exterior painting (2021), and replacement of exterior walls (2019). The home also has a metal roof and a wood-burning fireplace.

Key facts

• Large windows
• In-ground pool
• Double closets

Tags

• IN-GROUND POOL
• DEEDED RIGHTS TO BEACH
• LARGE WINDOWS
• SLIDING GLASS DOORS
• DOUBLE CLOSETS
• PRIVATE FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (21.4% below list).
• Recommended offer: $122k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Willsboro Central School District (rural): math 45% / reading 45% proficiency, ranked #562 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.9% local appreciation)).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $155k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $121,813 (21.4% 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. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.14×
• Total profit: $49,519
• Equity at exit: $106,666

10-year hold

• IRR: 15.9%
• Equity multiple: 4.38×
• Total profit: $146,899
• Equity at exit: $201,947

Cash invested: $43,400 (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 12996

• Home prices YoY: 2.2%
• Active inventory: 31
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-61

Break-even live

Break-even rent $1,296

Max offer price $144,196

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-17	+0% $-61	+5% $-105	+10% $-149
Rent	-10% $-157	-5% $-109	+0% $-61	+5% $-13	+10% $35
Rate	-1.0pp $17	-0.5pp $-22	base $-61	+0.5pp $-101	+1.0pp $-142

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   status $155,000 Active 249 DOM
2. 2026-05-20
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Located on Willsboro Point, this well-maintained ranch features 3 bedrooms, 2 full bathrooms, an in-ground pool, and deeded rights to a large sandy beach within walking distance. Large windows and sliding glass doors leading to the pool create an open and airy feel. The primary bedroom offers double closets and a private full bathroom with a laundry area. Updates include a new pool liner and cover (2024), a new septic system (2023), exterior painting (2021), and replacement of exterior walls (2019). The home also has a metal roof and a wood-burning fireplace.

3. 2026-04-29
   price $155,000 565-char remark

   Show marketing remark (565 chars)

   Located on Willsboro Point, this well-maintained ranch features 3 bedrooms, 2 full bathrooms, an in-ground pool, and deeded rights to a large sandy beach within walking distance. Large windows and sliding glass doors leading to the pool create an open and airy feel. The primary bedroom offers double closets and a private full bathroom with a laundry area. Updates include a new pool liner and cover (2024), a new septic system (2023), exterior painting (2021), and replacement of exterior walls (2019). The home also has a metal roof and a wood-burning fireplace.

4. 2025-11-01
   price $175,000 565-char remark

   Show marketing remark (565 chars)

   Located on Willsboro Point, this well-maintained ranch features 3 bedrooms, 2 full bathrooms, an in-ground pool, and deeded rights to a large sandy beach within walking distance. Large windows and sliding glass doors leading to the pool create an open and airy feel. The primary bedroom offers double closets and a private full bathroom with a laundry area. Updates include a new pool liner and cover (2024), a new septic system (2023), exterior painting (2021), and replacement of exterior walls (2019). The home also has a metal roof and a wood-burning fireplace.

5. 2025-09-10
   listed $185,000 Active 565-char remark

   Show marketing remark (565 chars)

   Located on Willsboro Point, this well-maintained ranch features 3 bedrooms, 2 full bathrooms, an in-ground pool, and deeded rights to a large sandy beach within walking distance. Large windows and sliding glass doors leading to the pool create an open and airy feel. The primary bedroom offers double closets and a private full bathroom with a laundry area. Updates include a new pool liner and cover (2024), a new septic system (2023), exterior painting (2021), and replacement of exterior walls (2019). The home also has a metal roof and a wood-burning fireplace.

6. 2002-02-04
   soldstatus $64,000
7. 2001-11-09
   soldstatus $60,000

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$433/yr (+$36/mo · 24.7%)

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,618
• − Mortgage interest: −$8,682
• − Property taxes: −$1,753
• − Insurance: −$775
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,509
• Taxable loss: −$3,441
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $92/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: Willsboro Central School District
• NCES district ID: 3631500
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $49,874
• Composite: 40.85/100
• National rank: #7540
• State rank: #562 of 755 in NY

Livability — Willsboro Point

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

Census & demographics

• Census place: Willsboro Point, NY
• Population (ZIP): 1,937

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Scottish 9% Lithuanian 6% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.93%
• Current HPI: 317.7691
• 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

+158.3% since first listed

6 events — show timeline

• 2026-05-20 Pending — ACVMLS
• 2026-04-29 Price Changed $155,000 ACVMLS
• 2025-11-01 Price Changed $175,000 ACVMLS
• 2025-09-10 Listed $185,000 ACVMLS
• 2002-02-04 Sold (Public Records) $64,000 Public Records
• 2001-11-09 Sold (Public Records) $60,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $1,753 · -1.5% YoY. Source: county tax records.