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Excellent

709 New York 29 #57, Rock City Falls, NY 12863, USA

Score Breakdown
Value40/40
Cash Flow35/35
Location13/25
$
$39,000
%
$7,800 cash at risk up front
$Get up to 100% financingDSCR, hard money, conventional→
88
709 New York 29 #57, Rock City Falls, NY 12863, USA
2 bd1 ba840 sqft

Excellent

88/100

This is an excellent deal — priced below the local market with healthy equity after repairs. Watch that the neighborhood scores low.

Highlights
  • 81% below area price per sqft
  • $56k potential equity (144%)
  • $277/mo positive cash flow
  • 14.22% cap rate
Watch-outs
  • Neighborhood scores 53/100

Price vs. Market

Good
Your offer
$46/sqft
Area avg
$245/sqft
81% below market average
You save ~$167,160 vs buying at market rate
Your offer
$39,000
At market rate
$205,800
Listed on Offa for $40,000
This property is currently on Offa's marketplace · ARV $95,000. View the live listing →
This property is live on OffaSee the full listing, photos, and seller detailsView listing
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709 New York 29 #57, Rock City Falls, NY 12863, USA
138% to ARV
$40,000ARV $95k
709 New York 29 #57, Rock City Falls, NY 12863, USA
Mobile2bd1ba840 sqft
View on Offa
1652 NY, 220, MC DONOUGH, NY 13801
273% to ARV
$53,600ARV $200k
1652 NY, 220, MC DONOUGH, NY 13801
Single Family4bd2ba2,300 sqft
View on Offa

ARV Assessment

GoodLive · Offa
ARV Low
$86k
Est. ARV
$95k
ARV High
$105k
Total Investment
$39k
Est. ARV
$95k
Rehab Cost
$3k
Potential Equity
$56k
Comparable Reasoning

Offa lists this property with an After Repair Value of $95k. The subject's 840 sqft and 2bd/1ba layout is consistent with that valuation.

2 more details
Condition Assessment

Property presents in turnkey condition. Estimated rehab of $3k covers minor refresh and make-ready.

Methodology

Sales-comparison approach weighted by recency, proximity, and price-per-sqft, adjusted for condition and lot. Confidence: high.

High confidenceFrom Offa listing
ARV & comps — see the full analysis on Offa

Rental Income

GoodAI Estimate
Rent Low
$770
Est. Rent/mo
$840
Rent High
$920
Monthly Rent
$840
Annual Rent
$10k
Rental Yield
25.9%
Cap Rate
14.2%
Market Assessment

The Birmingham rental market shows steady demand. Median area rent is $881/mo with a 15% vacancy rate.

2 more details
Comparable Reasoning

Comparable 2bd units nearby rent for $770–$920. At $840/mo the gross yield is 25.85% of the purchase price.

Methodology

Rent estimated from active and leased comps adjusted for size, condition, and submarket trends.

Rental analysis — see the full analysis on Offa

Financing Calculator

GoodLive rate · Freddie Mac
Using the current 6.76% 30-yr fixed national average (as of 2026-09-10). Adjust below to match your quote.
Price
$39,000
Loan
$31,200
$7,800
%
%
↓ Monthly Costs
↑ Income Potential
Principal + Interest$203/mo
Estimated Rent$840/mo
Taxes + Insurance$360/mo
Cash-on-Cash Return42.62%
Total Payment
$563/mo
Monthly Cash Flow
+$277/mo
Positive cash flow: $277/mo
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3404 MASONS LN, EAST STROUDSBURG, PA 18302
204% to ARV
$57,500ARV $175k
3404 MASONS LN, EAST STROUDSBURG, PA 18302
Single Family2bd1ba1,040 sqft
View on Offa
709 New York 29 #57, Rock City Falls, NY 12863, USA
138% to ARV
$40,000ARV $95k
709 New York 29 #57, Rock City Falls, NY 12863, USA
Mobile2bd1ba840 sqft
View on Offa

Neighborhood Profile

Needs WorkLive Data
CTier
Emerging Neighborhood51/100
Composite socioeconomic score
Median Income
$93k
Median Home
$312k
Median Rent
$881/mo
Homeownership
81.23%
Vacancy
14.88%
Population
870
Score Breakdown
Income & Wealth
70
Housing Market
49
Education
18
Employment
54
Stability
42
Infrastructure
66
Neighborhood data — see the full analysis on Offa

City Population

Fair
Birmingham, AL
10-year population trend
+2.5% / decade
City Population
635,000
Density / sq mi
2,490
Area (sq mi)
255
Within 1 Mile
15,000
1-Mile Density
4,777
Trend Years
2014–2023
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1652 NY, 220, MC DONOUGH, NY 13801
273% to ARV
$53,600ARV $200k
1652 NY, 220, MC DONOUGH, NY 13801
Single Family4bd2ba2,300 sqft
View on Offa
3404 MASONS LN, EAST STROUDSBURG, PA 18302
204% to ARV
$57,500ARV $175k
3404 MASONS LN, EAST STROUDSBURG, PA 18302
Single Family2bd1ba1,040 sqft
View on Offa

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