36 Sand Hill Rd · Au Sable Forks, NY 12924

$6,888

4 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 162 Days on market

Built 1930 1,200 sqft lot ↓ 51% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

Key facts

• 1,200 sq ft lot
• Built 1930
• Listed 161 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property; Rectangular lot (60 x 200)
• Construction: Existing structure; Construction materials: see remarks
• Exterior features: See remarks for exterior details

Interior

• Kitchen: Water heater (listed under appliances); See remarks for additional kitchen/appliance details
• Bedrooms: Four main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating details: see remarks
• Interior features: Full basement; See remarks for additional interior details
• Laundry & utility: Water heater (utility)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.
• Cap rate 167.9% vs local median 1.4% in Au Sable Forks — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 54/100 on livability (#1,143 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D-, crime F, amenities F.
• Ausable Valley Central School District (rural): math 36% / reading 51% proficiency, ranked #474 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $255 of equity ($48 loan paydown + $207 appreciation (3.0% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $23k (77%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,061 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. Crime grade is F 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: 17.92% ✓
• Cap rate: 167.91%
• Cash-on-cash: 577.22%
• DSCR: 26.68
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 29.90×
• Total profit: $55,742
• Equity at exit: $3,097

10-year hold

• IRR: —
• Equity multiple: 64.07×
• Total profit: $121,645
• Equity at exit: $4,773

Cash invested: $1,929 (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 12924

• Active inventory: 1
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$36
• Tax est. 1.5%: −$9 /mo · $103/yr
• Insurance: −$3
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $861

Break-even live

Break-even rent $144

Max offer price $6,888

Occupancy floor 25%

Sensitivity live

Price	-10% $866	-5% $864	+0% $861	+5% $859	+10% $856
Rent	-10% $764	-5% $812	+0% $861	+5% $910	+10% $959
Rate	-1.0pp $865	-0.5pp $863	base $861	+0.5pp $859	+1.0pp $858

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: $1,722
• Closing costs: $207
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   days on market $6,888 Active 162 DOM
2. 2026-06-08
   days on market $6,888 Active 161 DOM
3. 2026-06-07
   days on market $6,888 Active 160 DOM
4. 2026-06-05
   days on market $6,888 Active 157 DOM
5. 2026-06-02
   days on market $6,888 Active 155 DOM
6. 2026-06-01
   days on market $6,888 Active 154 DOM
7. 2026-05-31
   days on market $6,888 Active 153 DOM
8. 2026-05-30
   days on market $6,888 Active 152 DOM
9. 2026-04-13
   price $6,888

   Show marketing remark (353 chars)

   NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

10. 2026-04-13
    price $6,888 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

11. 2026-03-22
    price $9,888 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

12. 2026-03-18
    price $9,888
13. 2026-02-15
    price $12,888 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

14. 2026-02-15
    price $12,888

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

15. 2026-02-12
    status Active 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

16. 2026-02-10
    historical 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

17. 2026-02-09
    price $19,888 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

18. 2026-02-09
    status Active 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

19. 2026-02-09
    price $19,888

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

20. 2026-01-30
    historical 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

21. 2025-12-29
    price $29,999 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

22. 2025-12-29
    listed $29,999 Active

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

23. 2025-10-30
    listed $39,999 Active 353-char remark

    Show marketing remark (353 chars)

    NEEDS A FULL GUT RENOVATION...1201 SQ. FT. 4 BEDROOM, 1 BATH. WORTH $200,000 AFTER RENOVATION...... ADDRESS: 36 SAND HILL RD, CLINTONVILLE, NY.12924 LOT:22.000 BLK:1 SEC:334.02 DIST:092200 CITY/MUNI/TWP: AUSABLE Classification: SINGLE FAMILY RESIDENCE County CLINTON Parcel ID 092200 334.2-1-22 Block 1 Lot 22.000 School District AUSABLE VALLEY CENTRAL

24. 2024-11-12
    price $14,000

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,815
• − Mortgage interest: −$386
• − Property taxes: −$103
• − Insurance: −$832
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$200
• Taxable income: $10,923
• Est. tax owed @ 24.0%: −$2,621
• After-tax cash flow: $7,713/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: Ausable Valley Central School District
• NCES district ID: 3616170
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,989
• Composite: 37.43/100
• National rank: #4417
• State rank: #474 of 590 in NY

Livability — Au Sable Forks

• Score: 54/100
• State rank: #1143
• US rank: #23832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 230

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 30% Portuguese 7% Slovak 3%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-50.8% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $6,888 UNYREIS
• 2026-04-13 Price Changed $6,888 OneKey® MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $9,888 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $9,888 UNYREIS
• 2026-02-15 Price Changed $12,888 OneKey® MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $12,888 UNYREIS
• 2026-02-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $19,888 OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $19,888 UNYREIS
• 2026-01-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $29,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Listed $29,999 UNYREIS
• 2025-10-30 Listed $39,999 OneKey® MLS as Distributed by MLS Grid
• 2024-11-12 Price Changed $14,000 ACVMLS

Property tax history

+4.0%/yr

Latest (2025): $1,826 · +14.9% YoY. Source: county tax records.