26242 County Route 32 · Calcium, NY 13637

$150,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 37 Days on market

Built 1984 0.64 ac lot ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +20.7/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this lovely home with lots of potential and in a terrific location. Enter into a spacious living area with plenty of room for dining space too, the kitchen is located off the living room and has room for a kitchen table as well as a big deck of the back. Down the hall are 3 bedrooms, 2 full bathrooms and a lovely bonus room! Outside is a large private yard, 2 car oversized garage and a sugar shack! Located right of State rt 342, close to shopping, Fort Drum and interstate 81 this location doesn't get any better. Put some sweat equity into this one and the potential is endless!!

Key facts

• Large private yard
• Terrific location
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• BIG DECK
• LARGE PRIVATE YARD
• TERRIFIC LOCATION
• CLOSE TO SHOPPING
• CLOSE TO FORT DRUM

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; 150 x 185 lot dimensions; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Wall furnace
• Interior features: Eat-in kitchen; Main level primary suite; Primary suite
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#782 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A-, housing A-, schools B; Watch: health & safety D, amenities F, commute F.
• Indian River Central School District (rural): math 33% / reading 50% proficiency, ranked #502 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.0% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.02×
• Total profit: $84,981
• Equity at exit: $124,761

10-year hold

• IRR: 23.6%
• Equity multiple: 6.67×
• Total profit: $238,029
• Equity at exit: $258,730

Cash invested: $42,000 (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 13637

• Home prices YoY: 2.3%
• Active inventory: 24
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $204

Break-even live

Break-even rent $1,296

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26095 Kestrel Dr Evans Mills, NY	2.0–4.0	1.5–2.5	1250	$1,555	$1.24	43d	1	0.50mi

Listing history 3 events

1. 2026-05-06
   historical Active Under Contract
2. 2026-05-01
   price $150,000
3. 2026-04-20
   listed $165,000 Active

ⓘ 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: $2,099 · $175/mo
• Projected year-2 tax: $2,317 · $193/mo
• Expected delta: +$218/yr (+$18/mo · 10.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,660
• − Mortgage interest: −$8,402
• − Property taxes: −$2,099
• − Insurance: −$750
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,364
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,439/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: Indian River Central School District
• NCES district ID: 3615300
• Math proficiency: 33% ▼ -21.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $45,599
• Composite: 35.25/100
• National rank: #4977
• State rank: #502 of 590 in NY

Livability — Calcium

• Score: 63/100
• State rank: #782
• US rank: #14879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,560
• Population (ZIP): 5,280

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 14% Black 12% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 10% German/W. Germanic 3% French/Haitian/Cajun 3%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.04%
• Current HPI: 402.6102
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-06 Contingent — CNYIS
• 2026-05-01 Price Changed $150,000 CNYIS
• 2026-04-20 Listed $165,000 CNYIS

Property tax history

+4.3%/yr

Latest (2025): $2,099 · -1.2% YoY. Source: county tax records.