8 Center St · St. Regis Falls, NY 12980

$102,500

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 39 Days on market

Built 1952 0.51 ac lot

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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 +23.4/30.0
• Appreciation +8.4/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 2-3 bedroom ranch located in the peaceful hamlet of Santa Clara, just outside St. Regis Falls. Set on a half-acre lot, this home offers a spacious three car garage, a fenced backyard perfect for kids or pets, and an additional storage building for extra space. The large primary bedroom features direct access to the backyard, adding convenience and a nice private touch. Enjoy easy access to outdoor recreation with nearby fishing and hunting, and the ability to ride directly from your driveway for ATV or snowmobile adventures, no trailering needed. A great option for comfortable living in a quiet setting with year-round outdoor enjoyment.

Key facts

• Fenced backyard
• 0.51 acre lot
• Garage

Tags

• FENCED BACKYARD
• ADDITIONAL STORAGE BUILDING
• DIRECT ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: Has garage; Garage faces front
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service with circuit breakers; Electricity connected
• Home design: Single-family house; One story
• Construction: Vinyl siding; Block foundation; Metal roof; Built as a single-story house
• Exterior features: Deck; Back yard fencing (fenced); Shed(s); Has view; Few trees; Level lot

Interior

• Kitchen: Dishwasher; Exhaust fan; Electric oven; Electric range; Refrigerator
• Bedrooms: 7 total rooms (beds/rooms counted in total)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil fuel; Ceiling fan(s); Has cooling
• Interior features: Ceiling fan(s); Eat-in kitchen; Full unfinished basement
• Laundry & utility: Main level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Saint Regis Falls Central School District (rural): math 35% / reading 35% proficiency, ranked #699 of 755 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($709 loan paydown + $7k appreciation (6.7% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 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 39 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $102k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.61×
• Total profit: $46,185
• Equity at exit: $69,216

10-year hold

• IRR: 21.9%
• Equity multiple: 5.37×
• Total profit: $125,378
• Equity at exit: $129,870

Cash invested: $28,700 (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 12980

• Home prices YoY: 1.9%
• Active inventory: 19
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $190

Break-even live

Break-even rent $850

Max offer price $102,500

Occupancy floor 78%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $102,500 Pending 39 DOM
2. 2026-06-04
   days on market $102,500 Active 37 DOM
3. 2026-06-02
   days on market $102,500 Active 36 DOM
4. 2026-06-01
   days on market $102,500 Active 35 DOM
5. 2026-05-31
   days on market $102,500 Active 34 DOM
6. 2026-04-27
   listed $102,500 Active
7. 2017-04-25
   soldstatus $54,000

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$318/yr (+$27/mo · 29.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $13,087
• − Mortgage interest: −$5,742
• − Property taxes: −$1,095
• − Insurance: −$512
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,982
• Taxable income: $662
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,122/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: Saint Regis Falls Central School District
• NCES district ID: 3627990
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $41,831
• Composite: 32.2/100
• National rank: #10964
• State rank: #699 of 755 in NY

Livability — St. Regis Falls

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,064

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Lithuanian 23% Romanian 4% Serbian 2%
• Foreign-born: 2%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.73%
• Current HPI: 367.6924
• 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

+89.8% since first listed

2 events — show timeline

• 2026-04-27 Listed $102,500 ACVMLS
• 2017-04-25 Sold (Public Records) $54,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,095 · +12.9% YoY. Source: county tax records.