14191 State St · Harrisville, NY 13648

$129,900

2 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 39 Days on market

Built 1900 0.48 ac lot $128/sqft · 47% above area Est $89k · 47% over

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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 +15.7/30.0
• Appreciation +7.6/10.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come see this adorable 2 bedroom/1 bath waterfront home located in the village of Harrisville. Huge backyard with 70 ft of waterfront on the shores of the Oswegatchie river. This home would make an excellent starter home and has numerous updates. Metal roof, vinyl siding, new furnace 2019, new hot water tank, vinyl windows, and the electrical has all been replaced. It is an amazing location for outdoor enthusiasts with numerous fishing, hunting, snowmobiling/ATV trails, hiking, and biking access minutes away in the Adirondack Park. Motivated Seller and any reasonable offer will be considered!

Key facts

• Updated property
• Waterfront views
• Close to trails

Tags

• UPDATED PROPERTY
• WATERFRONT VIEWS
• EASY ACCESS TO KAYAKING
• EASY ACCESS TO FISHING
• YEAR ROUND OUTDOOR RECREATION
• CLOSE TO TRAILS

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: No garage
• Utilities: Public water (connected); Septic tank sewer
• Home design: Single-story home; Existing (previously built) structure; Aluminum siding
• Construction: Aluminum siding
• Exterior features: See remarks; River access to Oswegatchie Creek; Stream frontage

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Total of 6 rooms (includes bedroom count within total rooms)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Luxury vinyl flooring; Dirt floor basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,020 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Harrisville Central School District (rural): math 35% / reading 40% proficiency, ranked #673 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrisville Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 172 students, 58% FRL); Harrisville Junior-Senior High School (math 42% / reading 57%, grade D, #974 of 1,100 statewide, top 91%, 158 students, 52% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 110 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.2% local appreciation)).
• Lewis County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k 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 ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (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 1900 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $88,589
• List price: $129,900
• Delta: 46.63%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14231 Church St	0.41mi	2/1.0	1,036 (+2%)	22mo	$108,250	$104	58
14276 Church St	0.35mi	3/1.0 (+1)	1,148 (+14%)	4mo	$60,000	$52	52
14328 Pearl St	0.44mi	3/1.0 (+1)	1,130 (+12%)	10mo	$80,000	$71	47
14474 Maple St	0.67mi	2/1.0	1,093 (+8%)	22mo	$117,500	$108	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.97×
• Total profit: $35,224
• Equity at exit: $75,244

10-year hold

• IRR: 15.5%
• Equity multiple: 3.83×
• Total profit: $102,785
• Equity at exit: $131,230

Cash invested: $36,372 (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 13648

• Home prices YoY: 1.6%
• Active inventory: 27
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $58

Break-even live

Break-even rent $1,258

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $94	+0% $58	+5% $21	+10% $-16
Rent	-10% $-47	-5% $5	+0% $58	+5% $110	+10% $163
Rate	-1.0pp $123	-0.5pp $91	base $58	+0.5pp $24	+1.0pp $-10

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $129,900 Active 39 DOM
2. 2026-06-21
   days on market $129,900 Active 38 DOM
3. 2026-06-21
   days on market $129,900 Active 37 DOM
4. 2026-06-18
   days on market $129,900 Active 35 DOM
5. 2026-06-17
   days on market $129,900 Active 34 DOM
6. 2026-06-16
   days on market $129,900 Active 33 DOM
7. 2026-06-15
   days on market $129,900 Active 32 DOM
8. 2026-06-13
   days on market $129,900 Active 30 DOM
9. 2026-06-12
   days on market $129,900 Active 29 DOM
10. 2026-06-09
    days on market $129,900 Active 26 DOM
11. 2026-06-08
    days on market $129,900 Active 25 DOM
12. 2026-06-07
    days on market $129,900 Active 24 DOM
13. 2026-06-05
    days on market $129,900 Active 22 DOM
14. 2026-06-04
    days on market $129,900 Active 20 DOM
15. 2026-06-02
    days on market $129,900 Active 19 DOM
16. 2026-06-01
    days on market $129,900 Active 18 DOM
17. 2026-05-31
    days on market $129,900 Active 17 DOM
18. 2026-05-14
    listed $129,900 Active 986-char remark
19. 2025-03-25
    historical
20. 2025-02-16
    historical $1,200
21. 2025-01-29
    listed $1,200
22. 2024-11-21
    price $129,900
23. 2024-11-07
    price $139,900
24. 2024-10-11
    listed $149,900 Active
25. 2021-09-23
    soldstatus $55,000 Closed Sale or Rented

    Show marketing remark (599 chars)

    Come see this adorable 2 bedroom/1 bath waterfront home located in the village of Harrisville. Huge backyard with 70 ft of waterfront on the shores of the Oswegatchie river. This home would make an excellent starter home and has numerous updates. Metal roof, vinyl siding, new furnace 2019, new hot water tank, vinyl windows, and the electrical has all been replaced. It is an amazing location for outdoor enthusiasts with numerous fishing, hunting, snowmobiling/ATV trails, hiking, and biking access minutes away in the Adirondack Park. Motivated Seller and any reasonable offer will be considered!

26. 2021-07-27
    listed Continue to Show- Under Contract

    Show marketing remark (599 chars)

    Come see this adorable 2 bedroom/1 bath waterfront home located in the village of Harrisville. Huge backyard with 70 ft of waterfront on the shores of the Oswegatchie river. This home would make an excellent starter home and has numerous updates. Metal roof, vinyl siding, new furnace 2019, new hot water tank, vinyl windows, and the electrical has all been replaced. It is an amazing location for outdoor enthusiasts with numerous fishing, hunting, snowmobiling/ATV trails, hiking, and biking access minutes away in the Adirondack Park. Motivated Seller and any reasonable offer will be considered!

27. 2021-03-06
    listed $69,900

    Show marketing remark (599 chars)

    Come see this adorable 2 bedroom/1 bath waterfront home located in the village of Harrisville. Huge backyard with 70 ft of waterfront on the shores of the Oswegatchie river. This home would make an excellent starter home and has numerous updates. Metal roof, vinyl siding, new furnace 2019, new hot water tank, vinyl windows, and the electrical has all been replaced. It is an amazing location for outdoor enthusiasts with numerous fishing, hunting, snowmobiling/ATV trails, hiking, and biking access minutes away in the Adirondack Park. Motivated Seller and any reasonable offer will be considered!

28. 2019-05-09
    historical
29. 2018-06-11
    listed $69,900
30. 1993-05-06
    soldstatus $10,000

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $3,099 · $258/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 17 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: $15,968
• − Mortgage interest: −$7,276
• − Property taxes: −$3,099
• − Insurance: −$650
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,779
• Taxable loss: −$1,391
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,026/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: Harrisville Central School District
• NCES district ID: 3613770
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $43,727
• Composite: 34.34/100
• National rank: #10205
• State rank: #673 of 755 in NY

Livability — Harrisville

• Score: 59/100
• State rank: #1020
• US rank: #19931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,236

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 26,126 people
• By 2030: 25,354 · -3.0%
• By 2040: 23,359 · -10.6%
• By 2050: 20,927 · -19.9%
• By 2075: 15,533 · -40.5%
• By 2100: 10,215 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 11% Slovak 9% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+44.4) · D 27.8% · R 72.2%
• 2008→2024 swing: -35.6pp toward R · 2008: -8.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+39.2 2016: R+39.6 2012: R+8.7 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 333.5396
• 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

+1199.0% since first listed

13 events — show timeline

• 2026-05-14 Listed $129,900 CNYIS
• 2025-03-25 Listing Removed — CNYIS
• 2025-02-16 Rental Removed $1,200 BUILDIUM
• 2025-01-29 Listed for Rent $1,200 BUILDIUM
• 2024-11-21 Price Changed $129,900 CNYIS
• 2024-11-07 Price Changed $139,900 CNYIS
• 2024-10-11 Listed $149,900 CNYIS
• 2021-09-23 Sold (MLS) $55,000 CNYIS
• 2021-07-27 Listed — CNYIS
• 2021-03-06 Listed $69,900 CNYIS
• 2019-05-09 Listing Removed — CNYIS
• 2018-06-11 Listed $69,900 CNYIS
• 1993-05-06 Sold (Public Records) $10,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,099 · +59.1% YoY. Source: county tax records.