5 Secluded Way · Port Henry, NY 12974

$65,000

4 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 271 Days on market

Built 1900 $48/sqft · 58% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 4 bedroom Home overlooking Lake Champlain in the hamlet of Port Henry near state boat launch and marina as well as a beautiful public beach. This home has the original hardwood oak & maple flooring, eat in kitchen with granite counter tops, spacious dining & living room, laundry room and 1 bedroom , full bath on the 1st level. Stairs lead to the 2nd level which has 3 bedrooms and full bath. Relax on the wrap around covered deck and take in the breathtaking views of beautiful Lake Champlain, Only a short drive to lake from from this home. , town water & sewer. Needs repairs and upgrades. Great investment property.

Key facts

• Public beach
• Granite counter tops
• State boat launch

Tags

• ORIGINAL HARDWOOD OAK
• GRANITE COUNTER TOPS
• WRAP AROUND COVERED DECK
• PUBLIC BEACH
• STATE BOAT LAUNCH
• MARINA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 2.9% in Port Henry — 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 76/100 on livability (#226 in NY, #3,576 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Moriah Central School District (rural): math 41% / reading 52% proficiency, ranked #445 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 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 $4k of equity ($449 loan paydown + $4k appreciation (5.5% 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 (5.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $17k; list at $65k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.53% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.77%
• DSCR: 3.21
• GRM: 3.3

CMA / ARV

• ARV (median comp): $160,803
• List price: $65,000
• Delta: -59.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Rice Ln	0.26mi	3/2.0 (-1)	1,426 (+5%)	9mo	$169,600	$119	67
49 Brook St	0.24mi	4/1.0	1,500 (+10%)	11mo	$274,900	$183	58
110 Stone St	0.63mi	3/2.0 (-1)	1,344 (-1%)	8mo	$110,000	$82	58
13 2nd Ln	0.38mi	3/2.0 (-1)	1,494 (+10%)	4mo	$159,500	$107	57
23 First Ln	0.46mi	3/2.0 (-1)	1,236 (-9%)	6mo	$150,000	$121	54
9 Waldo Pl	0.53mi	3/1.5 (-1)	1,287 (-5%)	11mo	$150,000	$117	51
15 Waldo Pl	0.52mi	3/1.0 (-1)	1,360 (+0%)	20mo	$113,300	$83	50
27 Elizabeth St	0.41mi	3/2.0 (-1)	1,522 (+12%)	14mo	$150,000	$99	44
9 Meacham St	0.69mi	3/2.0 (-1)	1,560 (+15%)	3mo	$205,000	$131	36

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

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.9%
• Equity multiple: 4.56×
• Total profit: $64,811
• Equity at exit: $38,610

10-year hold

• IRR: 55.3%
• Equity multiple: 9.45×
• Total profit: $153,792
• Equity at exit: $68,152

Cash invested: $18,200 (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 12974

• Home prices YoY: 1.6%
• Active inventory: 23
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $755

Break-even live

Break-even rent $690

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $792	-5% $773	+0% $755	+5% $736	+10% $718
Rent	-10% $625	-5% $690	+0% $755	+5% $820	+10% $885
Rate	-1.0pp $788	-0.5pp $771	base $755	+0.5pp $738	+1.0pp $721

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 271 DOM
2. 2026-06-17
   days on market $65,000 Active 270 DOM
3. 2026-06-16
   days on market $65,000 Active 269 DOM
4. 2026-06-15
   days on market $65,000 Active 268 DOM
5. 2026-06-13
   days on market $65,000 Active 266 DOM
6. 2026-06-12
   days on market $65,000 Active 265 DOM
7. 2026-06-09
   days on market $65,000 Active 262 DOM
8. 2026-06-08
   days on market $65,000 Active 261 DOM
9. 2026-06-07
   days on market $65,000 Active 260 DOM
10. 2026-06-05
    days on market $65,000 Active 258 DOM
11. 2026-06-04
    days on market $65,000 Active 256 DOM
12. 2026-06-02
    days on market $65,000 Active 255 DOM
13. 2026-06-01
    days on market $65,000 Active 254 DOM
14. 2026-05-31
    days on market $65,000 Active 253 DOM
15. 2025-09-16
    listed $65,000 Active 640-char remark

    Show marketing remark (640 chars)

    A 4 bedroom Home overlooking Lake Champlain in the hamlet of Port Henry near state boat launch and marina as well as a beautiful public beach. This home has the original hardwood oak & maple flooring, eat in kitchen with granite counter tops, spacious dining & living room, laundry room and 1 bedroom , full bath on the 1st level. Stairs lead to the 2nd level which has 3 bedrooms and full bath. Relax on the wrap around covered deck and take in the breathtaking views of beautiful Lake Champlain, Only a short drive to lake from from this home. , town water & sewer. Needs repairs and upgrades. Great investment property.

16. 2022-02-09
    historical
17. 2018-09-07
    listed $109,900
18. 2016-06-15
    historical
19. 2015-09-05
    listed $69,000
20. 2005-09-21
    soldstatus $17,000

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,748
• − Mortgage interest: −$3,641
• − Property taxes: −$2,127
• − Insurance: −$325
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$1,891
• Taxable income: $8,604
• Est. tax owed @ 24.0%: −$2,065
• After-tax cash flow: $6,993/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: Moriah Central School District
• NCES district ID: 3619830
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $46,940
• Composite: 39.55/100
• National rank: #3937
• State rank: #445 of 590 in NY

Livability — Port Henry

• Score: 76/100
• State rank: #226
• US rank: #3576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Henry, NY
• Population (ZIP): 1,545

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 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 20% Romanian 12% Italian 6%
• Foreign-born: 2% · Canada, China
• Languages at home: 88% English-only · French/Haitian/Cajun 6% Spanish 2% Other Asian/Pacific 2%

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: ▲ 5.45%
• Current HPI: 342.6175
• 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

+282.4% since first listed

6 events — show timeline

• 2025-09-16 Listed $65,000 Fizber.com
• 2022-02-09 Listing Removed — Global MLS
• 2018-09-07 Listed $109,900 Global MLS
• 2016-06-15 Listing Removed — Global MLS
• 2015-09-05 Listed $69,000 Global MLS
• 2005-09-21 Sold (Public Records) $17,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $2,127 · +3.5% YoY. Source: county tax records.