11284 U.s. 9 · Champlain, NY 12919

$146,000

2 bd · 2.0 ba · 1,364 sqft · MultiFamily public records · 68 Days on market

Built 1876 Fair condition 0.52 ac lot $107/sqft · 37% below area Est $233k · 37% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +7.4/10.0
• 1% rule +6.8/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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.

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive. Per door: $139/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (6.0% 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.
• Zoned schools: Northeastern Clinton Middle School (math 32% / reading 52%, grade D-, #379 of 729 statewide, top 54%, 277 students, 50% FRL).
• Zoned-school proficiency averages 42% at this address vs 63% district-wide (-21 pts) — the specific schools serving this property underperform the Northeastern Clinton Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP; solid renter incomes; 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 68 days — a 6% lower offer ($137k) 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 $137,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $233,302
• List price: $146,000
• Delta: -37.42%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Willow St	0.25mi	3/2.0 (+1)	1,445 (+6%)	27mo	$125,000	$87	53
4 Eden Lane Ln	1.19mi	3/1.5 (+1)	1,344 (-2%)	9mo	$205,000	$153	48
11234 State Route 9	0.23mi	3/1.5 (+1)	1,106 (-19%)	13mo	$150,000	$136	46
677 Prospect St	0.84mi	3/1.5 (+1)	1,420 (+4%)	13mo	$200,000	$141	40
37 Spruce St	0.66mi	3/1.0 (+1)	1,162 (-15%)	0mo	$135,000	$116	35
15 Spruce St	0.73mi	2/1.5	1,092 (-20%)	10mo	$240,000	$220	31
40 Pine St	0.58mi	2/2.0	1,174 (-14%)	27mo	$130,000	$111	30
11055 Route 9	0.87mi	2/2.0	1,080 (-21%)	13mo	$119,000	$110	29
37 Ashline Dr	0.85mi	3/1.5 (+1)	1,700 (+25%)	7mo	$242,500	$143	27
152 Elm St	0.76mi	2/1.0	1,144 (-16%)	20mo	$135,000	$118	20
23 Spruce St	0.71mi	3/2.0 (+1)	1,664 (+22%)	23mo	$211,300	$127	18
516 Prospect St	1.47mi	3/1.0 (+1)	1,612 (+18%)	20mo	$215,000	$133	15

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.20×
• Total profit: $48,994
• Equity at exit: $80,148

10-year hold

• IRR: 19.3%
• Equity multiple: 4.28×
• Total profit: $134,153
• 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: 33
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $278

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$902
1× unit	1	1	$819
Total (2 units)			$1,721

Break-even live

Break-even rent $1,369

Max offer price $146,000

Occupancy floor 79%

Sensitivity live

Price	-10% $361	-5% $319	+0% $278	+5% $237	+10% $195
Rent	-10% $142	-5% $210	+0% $278	+5% $346	+10% $414
Rate	-1.0pp $352	-0.5pp $315	base $278	+0.5pp $240	+1.0pp $202

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Open parking available
• Utilities: Public waterPublic sewer100 amp electric service
• Home design: Duplex (residential income property)One and one-half levelsVinyl sidingFacing information not providedEntry level information not provided
• Construction: Built with block foundation
• Exterior features: Metal roofPaved road accessHas a view

Interior

• Kitchen: Electric ovenMicrowaveRefrigerator
• Heating & cooling: Baseboard heating
• Interior features: Double-pane windowsBasement present (other type)

Listing history 49 events

1. 2026-08-08
   days on market $146,000 Active 68 DOM
2. 2026-08-07
   days on market $146,000 Active 67 DOM
3. 2026-08-06
   days on market $146,000 Active 66 DOM
4. 2026-08-05
   days on market $146,000 Active 65 DOM
5. 2026-08-04
   days on market $146,000 Active 64 DOM
6. 2026-08-03
   days on market $146,000 Active 63 DOM
7. 2026-07-31
   days on market $146,000 Active 60 DOM
8. 2026-07-30
   days on market $146,000 Active 59 DOM
9. 2026-07-29
   days on market $146,000 Active 58 DOM
10. 2026-07-27
    days on market $146,000 Active 56 DOM
11. 2026-07-25
    days on market $146,000 Active 54 DOM
12. 2026-07-24
    days on market $146,000 Active 53 DOM
13. 2026-07-23
    days on market $146,000 Active 52 DOM
14. 2026-07-22
    days on market $146,000 Active 51 DOM
15. 2026-07-21
    days on market $146,000 Active 50 DOM
16. 2026-07-20
    days on market $146,000 Active 49 DOM
17. 2026-07-18
    days on market $146,000 Active 47 DOM
18. 2026-07-16
    days on market $146,000 Active 45 DOM
19. 2026-07-15
    days on market $146,000 Active 44 DOM
20. 2026-07-14
    days on market $146,000 Active 43 DOM
21. 2026-07-13
    days on market $146,000 Active 42 DOM
22. 2026-07-12
    days on market $146,000 Active 41 DOM
23. 2026-07-12
    days on market $146,000 Active 40 DOM
24. 2026-07-10
    days on market $146,000 Active 39 DOM
25. 2026-07-09
    days on market $146,000 Active 38 DOM
26. 2026-07-08
    days on market $146,000 Active 36 DOM
27. 2026-07-06
    days on market $146,000 Active 35 DOM
28. 2026-07-05
    days on market $146,000 Active 34 DOM
29. 2026-07-05
    days on market $146,000 Active 33 DOM
30. 2026-07-03
    days on market $146,000 Active 32 DOM
31. 2026-07-03
    days on market $146,000 Active 31 DOM
32. 2026-07-01
    days on market $146,000 Active 30 DOM
33. 2026-06-30
    days on market $146,000 Active 29 DOM
34. 2026-06-29
    days on market $146,000 Active 28 DOM
35. 2026-06-28
    days on market $146,000 Active 27 DOM
36. 2026-06-27
    days on market $146,000 Active 26 DOM
37. 2026-06-26
    days on market $146,000 Active 25 DOM
38. 2026-06-22
    days on market $146,000 Active 21 DOM
39. 2026-06-21
    days on market $146,000 Active 20 DOM
40. 2026-06-21
    days on market $146,000 Active 19 DOM
41. 2026-06-18
    days on market $146,000 Active 17 DOM
42. 2026-06-17
    days on market $146,000 Active 16 DOM
43. 2026-06-16
    days on market $146,000 Active 15 DOM
44. 2026-06-15
    days on market $146,000 Active 14 DOM
45. 2026-06-13
    days on market $146,000 Active 12 DOM
46. 2026-06-12
    days on market $146,000 Active 11 DOM
47. 2026-06-09
    status $146,000 Active 8 DOM
48. 2026-05-12
    listed $146,000 Active 1445-char remark
49. 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: $20,652
• − Mortgage interest: −$8,178
• − Property taxes: −$3,062
• − Insurance: −$730
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,247
• Taxable income: $1,131
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,064/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $34,100–$61,380 screening

This multi-family property requires significant repairs to the roof, siding, and paint, but presents a unique opportunity for renovation and investment.

Components & finishes AI

Roof metal · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Signs of wear and potential leaks are visible.
• Major siding — The siding shows signs of wear and discoloration.
• Major paint — The paint appears faded and uneven.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and functionality, enhancing both resale and rental value. ↑
• Both Painting and siding repair — Painting and repairing the siding would improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 66/100

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
• County: Clinton · 78,791 people
• Population (ZIP): 2,789
• Household income: $77,072
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Open parking available
• Utilities: Public waterPublic sewer100 amp electric service
• Home design: Duplex (residential income property)One and one-half levelsVinyl sidingFacing information not providedEntry level information not provided
• Construction: Built with block foundation
• Exterior features: Metal roofPaved road accessHas a view

Interior

• Kitchen: Electric ovenMicrowaveRefrigerator
• Heating & cooling: Baseboard heating
• Interior features: Double-pane windowsBasement present (other type)

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.