7 Oak Ln · Port Henry, NY 12974

$45,000

5 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 60 Days on market

Built 1880 4,356 sqft lot $25/sqft · 73% below area ↓ 35% since listing

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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

7 Oak Lane, Port Henry, NY 12974. Great opportunity for an investor, rehabber, or cash buyer seeking a value-add project in Port Henry. This 5-bedroom, 1-bath home offers approximately 1,850 sq ft with city water and sewer, hardy plank siding, and a shingle roof estimated at about 10 years old. The upstairs rooms have been remodeled, providing a solid starting point, while the lower level has been stripped to the studs and is ready for a full rebuild. Significant restoration is needed throughout the home, including major interior and system work. Additional features include a shared driveway, metal shed, and no HOA. This property offers strong upside for the buyer ready to finish the work and bring it back to life. Assignment Listing

Key facts

• Metal shed
• Hardy plank siding
• Shingle roof

Tags

• HARDY PLANK SIDING
• SHINGLE ROOF
• UPSTAIRS ROOMS REMODELED
• SHARED DRIVEWAY
• METAL SHED
• NO HOA

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% vs local median 2.7% 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 $3k of equity ($311 loan paydown + $2k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.55% ✓
• Cap rate: 31.76%
• Cash-on-cash: 90.95%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $173,069
• List price: $45,000
• Delta: -74.00%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Brook St	0.44mi	4/1.0 (-1)	1,680 (-7%)	1mo	$89,900	$54	62

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: 96.8%
• Equity multiple: 6.74×
• Total profit: $72,371
• Equity at exit: $26,730

10-year hold

• IRR: 94.9%
• Equity multiple: 14.15×
• Total profit: $165,735
• Equity at exit: $47,182

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $955

Break-even live

Break-even rent $391

Max offer price $45,000

Occupancy floor 35%

Sensitivity live

Price	-10% $980	-5% $968	+0% $955	+5% $942	+10% $929
Rent	-10% $829	-5% $892	+0% $955	+5% $1,018	+10% $1,081
Rate	-1.0pp $978	-0.5pp $966	base $955	+0.5pp $943	+1.0pp $931

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $45,000 Active 60 DOM
2. 2026-05-05
   price $45,000 747-char remark

   Show marketing remark (747 chars)

   7 Oak Lane, Port Henry, NY 12974. Great opportunity for an investor, rehabber, or cash buyer seeking a value-add project in Port Henry. This 5-bedroom, 1-bath home offers approximately 1,850 sq ft with city water and sewer, hardy plank siding, and a shingle roof estimated at about 10 years old. The upstairs rooms have been remodeled, providing a solid starting point, while the lower level has been stripped to the studs and is ready for a full rebuild. Significant restoration is needed throughout the home, including major interior and system work. Additional features include a shared driveway, metal shed, and no HOA. This property offers strong upside for the buyer ready to finish the work and bring it back to life. Assignment Listing

3. 2026-04-30
   price $50,000 747-char remark

   Show marketing remark (747 chars)

   7 Oak Lane, Port Henry, NY 12974. Great opportunity for an investor, rehabber, or cash buyer seeking a value-add project in Port Henry. This 5-bedroom, 1-bath home offers approximately 1,850 sq ft with city water and sewer, hardy plank siding, and a shingle roof estimated at about 10 years old. The upstairs rooms have been remodeled, providing a solid starting point, while the lower level has been stripped to the studs and is ready for a full rebuild. Significant restoration is needed throughout the home, including major interior and system work. Additional features include a shared driveway, metal shed, and no HOA. This property offers strong upside for the buyer ready to finish the work and bring it back to life. Assignment Listing

4. 2026-04-17
   price $60,000 747-char remark

   Show marketing remark (747 chars)

   7 Oak Lane, Port Henry, NY 12974. Great opportunity for an investor, rehabber, or cash buyer seeking a value-add project in Port Henry. This 5-bedroom, 1-bath home offers approximately 1,850 sq ft with city water and sewer, hardy plank siding, and a shingle roof estimated at about 10 years old. The upstairs rooms have been remodeled, providing a solid starting point, while the lower level has been stripped to the studs and is ready for a full rebuild. Significant restoration is needed throughout the home, including major interior and system work. Additional features include a shared driveway, metal shed, and no HOA. This property offers strong upside for the buyer ready to finish the work and bring it back to life. Assignment Listing

5. 2026-04-01
   listed $69,000 Active 747-char remark

   Show marketing remark (747 chars)

   7 Oak Lane, Port Henry, NY 12974. Great opportunity for an investor, rehabber, or cash buyer seeking a value-add project in Port Henry. This 5-bedroom, 1-bath home offers approximately 1,850 sq ft with city water and sewer, hardy plank siding, and a shingle roof estimated at about 10 years old. The upstairs rooms have been remodeled, providing a solid starting point, while the lower level has been stripped to the studs and is ready for a full rebuild. Significant restoration is needed throughout the home, including major interior and system work. Additional features include a shared driveway, metal shed, and no HOA. This property offers strong upside for the buyer ready to finish the work and bring it back to life. Assignment Listing

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$56/yr (+$5/mo · 8.7%)

ⓘ 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 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: $19,195
• − Mortgage interest: −$2,521
• − Property taxes: −$648
• − Insurance: −$225
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,309
• Taxable income: $11,421
• Est. tax owed @ 24.0%: −$2,741
• After-tax cash flow: $8,718/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

-34.8% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $45,000 Global MLS
• 2026-04-30 Price Changed $50,000 Global MLS
• 2026-04-17 Price Changed $60,000 Global MLS
• 2026-04-01 Listed $69,000 Global MLS

Property tax history

-11.6%/yr

Latest (2017): $648 · -38.1% YoY. Source: county tax records.