831 Rider St · Parish, NY 13131

$67,900

3 bd · 1.5 ba · 1,314 sqft · SingleFamily public records · 6 Days on market

Built 1954 0.42 ac lot ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PARISH PROPERTY FOR SALE 2-3 BEDROOM RANCH STYLE HOME WITH ATTACHED GARGAGE . ORIGINAL HARDWOOD FLOORS , LAUNDRY ROOM WITH HALF BATH, EXTRA WIDE DOOR OPENINGS TO BEDROOMS , NICE LARGE CLOSETS IN EACH , EAT IN KITCHEN, CLEAN DRY BASEMENT WITH SUMP PUMP, EASY COMMUTE TO I-81 NORTH AND SOUTH. GREAT BUY FOR A FIRST TIME HOME BUYER OR ANYONE LOOKING TO DOWN SIZE.

Key facts

• Full basement
• Eat-in kitchen
• Spacious layout

Tags

• SPACIOUS LAYOUT
• EAT-IN KITCHEN
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).

Location & tenants

• Location reads 60/100 on livability (#976 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Altmar-Parish-Williamstown Central School District (rural): math 31% / reading 31% proficiency, ranked #573 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altmar-Parish-Williamstown Elementary School (math 19% / reading 33%, grade F, #1,816 of 2,108 statewide, top 86%, 602 students, 58% FRL); Altmar-Parish-Williamstown Jr/Sr High School (math 47% / reading 27%, grade F, #1,069 of 1,100 statewide, top 98%, 464 students, 57% FRL).
• Market conditions: 31 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($469 loan paydown + $7k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 2.32% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.50%
• DSCR: 2.76
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 5.05×
• Total profit: $76,953
• Equity at exit: $61,170

10-year hold

• IRR: 48.4%
• Equity multiple: 11.28×
• Total profit: $195,503
• Equity at exit: $131,915

Cash invested: $19,012 (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 13131

• Home prices YoY: 32.2%
• Active inventory: 31
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $626

Break-even live

Break-even rent $785

Max offer price $67,900

Occupancy floor 55%

Sensitivity live

Price	-10% $664	-5% $645	+0% $626	+5% $607	+10% $587
Rent	-10% $501	-5% $564	+0% $626	+5% $688	+10% $750
Rate	-1.0pp $660	-0.5pp $643	base $626	+0.5pp $608	+1.0pp $590

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-29
   status Pending
2. 2026-03-23
   listed $67,900 Active
3. 2021-09-14
   soldstatus $80,000 Closed Sale or Rented 361-char remark

   Show marketing remark (361 chars)

   PARISH PROPERTY FOR SALE 2-3 BEDROOM RANCH STYLE HOME WITH ATTACHED GARGAGE . ORIGINAL HARDWOOD FLOORS , LAUNDRY ROOM WITH HALF BATH, EXTRA WIDE DOOR OPENINGS TO BEDROOMS , NICE LARGE CLOSETS IN EACH , EAT IN KITCHEN, CLEAN DRY BASEMENT WITH SUMP PUMP, EASY COMMUTE TO I-81 NORTH AND SOUTH. GREAT BUY FOR A FIRST TIME HOME BUYER OR ANYONE LOOKING TO DOWN SIZE.

4. 2021-08-02
   status Under Contract- Do Not Show 361-char remark

   Show marketing remark (361 chars)

   PARISH PROPERTY FOR SALE 2-3 BEDROOM RANCH STYLE HOME WITH ATTACHED GARGAGE . ORIGINAL HARDWOOD FLOORS , LAUNDRY ROOM WITH HALF BATH, EXTRA WIDE DOOR OPENINGS TO BEDROOMS , NICE LARGE CLOSETS IN EACH , EAT IN KITCHEN, CLEAN DRY BASEMENT WITH SUMP PUMP, EASY COMMUTE TO I-81 NORTH AND SOUTH. GREAT BUY FOR A FIRST TIME HOME BUYER OR ANYONE LOOKING TO DOWN SIZE.

5. 2021-07-16
   listed $85,000 Active 361-char remark

   Show marketing remark (361 chars)

   PARISH PROPERTY FOR SALE 2-3 BEDROOM RANCH STYLE HOME WITH ATTACHED GARGAGE . ORIGINAL HARDWOOD FLOORS , LAUNDRY ROOM WITH HALF BATH, EXTRA WIDE DOOR OPENINGS TO BEDROOMS , NICE LARGE CLOSETS IN EACH , EAT IN KITCHEN, CLEAN DRY BASEMENT WITH SUMP PUMP, EASY COMMUTE TO I-81 NORTH AND SOUTH. GREAT BUY FOR A FIRST TIME HOME BUYER OR ANYONE LOOKING TO DOWN SIZE.

ⓘ 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: $2,826 · $236/mo
• Projected year-2 tax: $2,826 · $236/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 2/10 Low 7 d/yr ≥92°F today · 16 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: $18,922
• − Mortgage interest: −$3,803
• − Property taxes: −$2,826
• − Insurance: −$340
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$1,975
• Taxable income: $6,950
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $5,842/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: Altmar-Parish-Williamstown Central School District
• NCES district ID: 3602820
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $49,728
• Composite: 27.01/100
• National rank: #7063
• State rank: #573 of 590 in NY

Livability — Parish

• Score: 60/100
• State rank: #976
• US rank: #19100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parish, NY
• Population (ZIP): 2,856

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 105.37%
• Current HPI: 432.386
• 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

-20.1% since first listed

5 events — show timeline

• 2026-03-29 Pending — CNYIS
• 2026-03-23 Listed $67,900 CNYIS
• 2021-09-14 Sold (MLS) $80,000 CNYIS
• 2021-08-02 Pending — CNYIS
• 2021-07-16 Listed $85,000 CNYIS

Property tax history

+1.3%/yr

Latest (2025): $2,826 · -0.3% YoY. Source: county tax records.