1025 County RT 50 · Brasher Falls, NY 13613

$144,900

3 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 859 Days on market

Built 1870 1.50 ac lot

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4+/- acres of land with 250' on Deer River with excellent pike and bass fishing. Small pole barn on property. Property slopes from road down to river. Excellent place to build a home or park a camper. Owner financing available with 35% down balance of 8% for 10 years with payment of $100.94/month. Owner is also a broker.

Key facts

• 1.5 acre lot
• Built 1870
• Listed 859 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Driveway; Gravel parking; No garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Private well water; Septic tank; 100 amp electrical service
• Home design: Single-family residence; Two levels; Residential zoning; Has a view
• Construction: Vinyl siding; Metal roof; Built on a full basement
• Exterior features: Covered, enclosed porch; Exterior lighting; Wooded lot with many trees and views; Level terrain; Paved road access

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Ceiling fans; No central air
• Interior features: Ceiling fans; High-speed internet; Insulated windows; Full basement; 14 total rooms
• Laundry & utility: Washer hookup; Washer included; Electric dryer hookup; Gas dryer hookup; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (20.0% below list).
• Recommended offer: $116k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#941 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety C-, employment D, crime F.
• Brasher Falls Central School District (rural): math 39% / reading 45% proficiency, ranked #499 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 859 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago 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 $11k; list at $145k implies a 1182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,879 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 859 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.53×
• Total profit: $21,462
• Equity at exit: $75,079

10-year hold

• IRR: 10.6%
• Equity multiple: 2.80×
• Total profit: $72,987
• Equity at exit: $124,101

Cash invested: $40,572 (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 13613

• Home prices YoY: 1.4%
• Active inventory: 25
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-84

Break-even live

Break-even rent $1,265

Max offer price $130,089

Occupancy floor —

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $144,900 Active 859 DOM
2. 2026-06-17
   days on market $144,900 Active 858 DOM
3. 2026-06-16
   days on market $144,900 Active 857 DOM
4. 2026-06-15
   days on market $144,900 Active 856 DOM
5. 2026-06-13
   days on market $144,900 Active 854 DOM
6. 2026-06-12
   days on market $144,900 Active 853 DOM
7. 2026-06-09
   days on market $144,900 Active 850 DOM
8. 2026-06-08
   days on market $144,900 Active 849 DOM
9. 2026-06-07
   days on market $144,900 Active 848 DOM
10. 2026-06-07
    days on market $144,900 Active 847 DOM
11. 2026-06-04
    days on market $144,900 Active 844 DOM
12. 2026-06-02
    days on market $144,900 Active 843 DOM
13. 2026-06-01
    days on market $144,900 Active 842 DOM
14. 2026-05-31
    days on market $144,900 Active 841 DOM
15. 2026-05-22
    status Active
16. 2025-10-16
    historical
17. 2024-11-15
    status Active
18. 2024-10-16
    historical
19. 2024-06-20
    status Active
20. 2024-05-09
    status Pending
21. 2024-04-15
    status Active
22. 2024-01-05
    historical
23. 2023-08-28
    status Active
24. 2023-08-17
    historical
25. 2021-10-14
    listed $144,900 Active
26. 2018-02-05
    soldstatus $11,300 322-char remark

    Show marketing remark (322 chars)

    4+/- acres of land with 250' on Deer River with excellent pike and bass fishing. Small pole barn on property. Property slopes from road down to river. Excellent place to build a home or park a camper. Owner financing available with 35% down balance of 8% for 10 years with payment of $100.94/month. Owner is also a broker.

27. 2017-10-10
    soldstatus $40,000 386-char remark

    Show marketing remark (386 chars)

    Land has 22 acres of tillable certified organic soils class II balance is woods. Small storage shed on property. Also has frontage on Deer River w/ ex bass fishing. Also area of ex white tail deer and turkey hunting. Build your dream home or hunting camp. The best of both worlds. Owner financing with 25% down balance of 7.75% interest for 20 years, Payment $301.70. Owner is a Broker.

28. 2017-03-16
    listed $12,800 322-char remark

    Show marketing remark (322 chars)

    4+/- acres of land with 250' on Deer River with excellent pike and bass fishing. Small pole barn on property. Property slopes from road down to river. Excellent place to build a home or park a camper. Owner financing available with 35% down balance of 8% for 10 years with payment of $100.94/month. Owner is also a broker.

29. 2017-02-01
    listed $49,000 386-char remark

    Show marketing remark (386 chars)

    Land has 22 acres of tillable certified organic soils class II balance is woods. Small storage shed on property. Also has frontage on Deer River w/ ex bass fishing. Also area of ex white tail deer and turkey hunting. Build your dream home or hunting camp. The best of both worlds. Owner financing with 25% down balance of 7.75% interest for 20 years, Payment $301.70. Owner is a Broker.

30. 2005-10-03
    soldstatus $17,600

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$150/yr (+$13/mo · 7.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $13,905
• − Mortgage interest: −$8,117
• − Property taxes: −$2,148
• − Insurance: −$724
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,215
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $-160/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: Brasher Falls Central School District
• NCES district ID: 3627960
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $43,069
• Composite: 35.47/100
• National rank: #4926
• State rank: #499 of 590 in NY

Livability — Brasher Falls

• Score: 61/100
• State rank: #941
• US rank: #18313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,733

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 20% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.19%
• Current HPI: 299.3344
• 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

+723.3% since first listed

16 events — show timeline

• 2026-05-22 Relisted — ACVMLS
• 2025-10-16 Delisted — ACVMLS
• 2024-11-15 Relisted — ACVMLS
• 2024-10-16 Delisted — ACVMLS
• 2024-06-20 Relisted — ACVMLS
• 2024-05-09 Pending — ACVMLS
• 2024-04-15 Relisted — ACVMLS
• 2024-01-05 Delisted — ACVMLS
• 2023-08-28 Relisted — ACVMLS
• 2023-08-17 Delisted — ACVMLS
• 2021-10-14 Listed $144,900 ACVMLS
• 2018-02-05 Sold (MLS) $11,300 ACVMLS
• 2017-10-10 Sold (MLS) $40,000 ACVMLS
• 2017-03-16 Listed $12,800 ACVMLS
• 2017-02-01 Listed $49,000 ACVMLS
• 2005-10-03 Sold (Public Records) $17,600 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,148 · -0.5% YoY. Source: county tax records.