11284 U.s. 9 · Champlain, NY 12919

$146,000

2 bd · 2.0 ba · 1,364 sqft · MultiFamily public records · 17 Days on market

Built 1876 0.52 ac lot $107/sqft · 49% below area Est $285k · 49% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.4/10.0
• Appreciation +7.4/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This unique property presents an incredible duplex opportunity for homeowners. You can savor the comfort of living in a cozy apartment on one side while earning an income from renting out the second apartment, making it a sustainable investment. The duplex features a spacious 2-bedroom apartment and an additional 1-bedroom unit, perfect for a smaller tenant or utilizing as a mother-in-law suite. Each unit provides ample living space designed for comfort and efficiency. Dividing both apartments is a well-structured separation which ensures privacy for both parties, making it easy to enjoy your own space while generating income. Situated on a deep village lot, this property offers plenty of o

Key facts

• Mother-in-law suite
• Deep village lot
• Outdoor space

Tags

• DUPLEX OPPORTUNITY
• MOTHER-IN-LAW SUITE
• DEEP VILLAGE LOT
• OUTDOOR SPACE
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Parking: Open parking available
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Duplex (residential income property); One and one-half levels; Vinyl siding; Facing information not provided; Entry level information not provided
• Construction: Built with block foundation
• Exterior features: Metal roof; Paved road access; Has a view

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Heating & cooling: Baseboard heating
• Interior features: Double-pane windows; Basement present (other type)

🏷️ Possibly a rental listed for sale. The $146,000 price doesn't fit this home's estimated sale value (~$285,053) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $146k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $144k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#623 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: amenities F, commute F, employment D-.
• Northeastern Clinton Central School District (rural): math 63% / reading 63% proficiency, ranked #203 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 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 $8k of equity ($1k loan paydown + $7k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $12k; list at $146k implies a 1117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,810 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (median comp): $285,053
• List price: $146,000
• Delta: -48.78%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.31×
• Total profit: $53,523
• Equity at exit: $80,148

10-year hold

• IRR: 20.9%
• Equity multiple: 4.52×
• Total profit: $143,934
• Equity at exit: $136,231

Cash invested: $40,880 (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 12919

• Home prices YoY: 1.7%
• Active inventory: 22
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $349

Break-even live

Break-even rent $1,369

Max offer price $146,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$962
1× unit	1	1	$850
Total (2 units)			$1,811

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $146,000 Active 17 DOM
2. 2026-06-17
   days on market $146,000 Active 16 DOM
3. 2026-06-16
   days on market $146,000 Active 15 DOM
4. 2026-06-15
   days on market $146,000 Active 14 DOM
5. 2026-06-13
   days on market $146,000 Active 12 DOM
6. 2026-06-12
   days on market $146,000 Active 11 DOM
7. 2026-06-09
   status $146,000 Active 8 DOM
8. 2026-05-12
   listed $146,000 Active 1445-char remark
9. 2012-01-13
   soldstatus $12,000

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,062 · $255/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $21,732
• − Mortgage interest: −$8,178
• − Property taxes: −$3,062
• − Insurance: −$730
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,247
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,700/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: Northeastern Clinton Central School District
• NCES district ID: 3621250
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $48,921
• Composite: 53.46/100
• National rank: #1461
• State rank: #203 of 590 in NY

Livability — Champlain

• Score: 66/100
• State rank: #623
• US rank: #11356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Champlain, NY
• Population (ZIP): 2,789

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 15% German 8% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

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: ▲ 4.71%
• Current HPI: 281.0541
• 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

+1116.7% since first listed

4 events — show timeline

• 2026-06-09 Relisted — ACVMLS
• 2026-05-22 Pending — ACVMLS
• 2026-05-12 Listed $146,000 ACVMLS
• 2012-01-13 Sold (Public Records) $12,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,062 · +3.5% YoY. Source: county tax records.