68 Academy St St · Malone, NY 12953

$17,900

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 399 Days on market

Built 1880 0.32 ac lot $15/sqft · 85% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

Key facts

• 0.32 acre lot
• Built 1880
• Listed 399 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 52.0% vs local median 5.2% in Malone — 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 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime D-, amenities F.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Davis Elementary School (math 8% / reading 27%, grade F, #2,004 of 2,108 statewide, top 95%, 563 students, 50% FRL); Malone Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 500 students, 52% FRL); Franklin Academy High School (math 82% / reading 70%, grade A-, #623 of 1,100 statewide, top 57%, 719 students, 47% FRL).
• Market conditions: 115 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($124 loan paydown + $2k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 5.70% ✓
• Cap rate: 52.00%
• Cash-on-cash: 163.25%
• DSCR: 8.26
• GRM: 1.5

CMA / ARV

• ARV (median comp): $122,378
• List price: $17,900
• Delta: -85.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Frankln St	0.25mi	2/1.0 (-1)	1,200 (-0%)	2mo	$97,850	$82	81
117 Duane Street St	0.16mi	3/1.0	1,158 (-4%)	12mo	$82,000	$71	77
4 Scott Dr	0.45mi	3/1.0	1,232 (+2%)	3mo	$161,000	$131	72
28 Branch St St	0.36mi	2/1.5 (-1)	1,196 (-0%)	5mo	$18,000	$15	71
14 South St	0.33mi	3/1.0	1,133 (-6%)	6mo	$91,000	$80	70
27 Front st St	0.35mi	3/2.0	1,208 (+0%)	12mo	$38,000	$31	69
72 Wellington St	0.36mi	3/1.0	1,188 (-1%)	15mo	$118,453	$100	69
6 Woodward St St	0.50mi	3/1.5	1,160 (-4%)	3mo	$130,000	$112	66
43 Branch St St	0.44mi	3/1.0	1,176 (-2%)	12mo	$125,000	$106	66
15 Jones St	0.20mi	3/1.0	1,063 (-12%)	8mo	$165,000	$155	64
47 Amsden St	0.35mi	3/1.0	1,068 (-11%)	4mo	$75,000	$70	62
12 Spaulding Ave. Ave	0.57mi	3/1.5	1,156 (-4%)	5mo	$69,500	$60	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.61×
• Total profit: $53,190
• Equity at exit: $16,126

10-year hold

• IRR: —
• Equity multiple: 25.44×
• Total profit: $122,517
• Equity at exit: $34,776

Cash invested: $5,012 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 115
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $682

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 28%

Sensitivity live

Price	-10% $694	-5% $688	+0% $682	+5% $676	+10% $669
Rent	-10% $601	-5% $642	+0% $682	+5% $722	+10% $762
Rate	-1.0pp $691	-0.5pp $686	base $682	+0.5pp $677	+1.0pp $672

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-07
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

2. 2026-03-31
   price $17,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

3. 2026-03-01
   price $19,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

4. 2026-01-22
   price $21,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

5. 2025-12-20
   price $22,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

6. 2025-12-20
   price $22,500 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

7. 2025-11-22
   price $25,000 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

8. 2025-10-25
   price $29,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

9. 2025-09-22
   price $34,900 403-char remark

   Show marketing remark (403 chars)

   Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

10. 2025-08-22
    price $39,900 403-char remark

    Show marketing remark (403 chars)

    Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

11. 2025-07-07
    price $49,900 403-char remark

    Show marketing remark (403 chars)

    Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

12. 2025-06-05
    price $53,000 403-char remark

    Show marketing remark (403 chars)

    Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

13. 2025-05-03
    price $63,000 403-char remark

    Show marketing remark (403 chars)

    Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

14. 2025-04-03
    listed $67,000 Active 403-char remark

    Show marketing remark (403 chars)

    Price Dropped Again on this Cozy little home in town close to all amenities! needs a little tlc but definitely worth it for this listing price. This is a bank foreclosure and is sold as is and cash only. Give me a call if you would like to take a look or have any questions I am happy to help Please have all lookers sign the hold harmless agreement prior to showing and send to listing agent per seller

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,236
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$521
• Taxable income: $8,397
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $6,167/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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malone, NY
• Population (ZIP): 12,842

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.73%
• Current HPI: 263.2406
• 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

-73.3% since first listed

14 events — show timeline

• 2026-05-07 Pending — ACVMLS
• 2026-03-31 Price Changed $17,900 ACVMLS
• 2026-03-01 Price Changed $19,900 ACVMLS
• 2026-01-22 Price Changed $21,900 ACVMLS
• 2025-12-20 Price Changed $22,900 ACVMLS
• 2025-12-20 Price Changed $22,500 ACVMLS
• 2025-11-22 Price Changed $25,000 ACVMLS
• 2025-10-25 Price Changed $29,900 ACVMLS
• 2025-09-22 Price Changed $34,900 ACVMLS
• 2025-08-22 Price Changed $39,900 ACVMLS
• 2025-07-07 Price Changed $49,900 ACVMLS
• 2025-06-05 Price Changed $53,000 ACVMLS
• 2025-05-03 Price Changed $63,000 ACVMLS
• 2025-04-03 Listed $67,000 ACVMLS

Property tax history

+4.0%/yr

Latest (2025): $2,012 · -0.6% YoY. Source: county tax records.