7 Lagrasse St · Waddington, NY 13694

$119,500

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 3 Days on market

Built 2005 8,712 sqft lot Est $125k · at est.

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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 +18.8/30.0
• ARV discount +9.4/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well maintained double-wide home nestled in the peaceful community of Waddington. Built in 2005, this inviting property has 3 bedrooms and 2 full bathrooms, perfect for comfortable living. The home is heated with a 1 year old natural gas furnace. Situated on an 88' x 99' lot, the property offers just the right amount of outdoor space for gardening, recreation, or simply enjoying the outdoors on your 12' x 16' back deck. The one car detached garage and storage shed adds extra convenience and storage.

Key facts

• Storage shed
• Back deck
• Outdoor space

Tags

• NATURAL GAS FURNACE
• OUTDOOR SPACE
• BACK DECK
• DETACHED GARAGE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 59/100 on livability (#1,011 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety C-, schools F.
• Madrid-Waddington Central School District (rural): math 50% / reading 56% proficiency, ranked #332 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 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 $911 of equity ($826 loan paydown + $85 appreciation (0.1% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $9k; list at $120k implies a 1228% gain — meaningful room to come down on a strong offer.

Recommended offer $119,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.05% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $124,656
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Fenton St	0.15mi	3/1.0	1,176 (0%)	8mo	$125,000	$106	82
170 Lincoln Ave	0.31mi	3/1.5	1,188 (+1%)	2mo	$200,000	$168	80
132 Lincoln Ave	0.09mi	2/1.0 (-1)	1,200 (+2%)	10mo	$65,000	$54	75

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

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.14×
• Total profit: $4,573
• Equity at exit: $35,123

10-year hold

• IRR: 8.2%
• Equity multiple: 1.90×
• Total profit: $30,120
• Equity at exit: $42,560

Cash invested: $33,460 (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 13694

• Home prices YoY: 0.0%
• Active inventory: 20
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $120

Break-even live

Break-even rent $1,105

Max offer price $119,500

Occupancy floor 85%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $119,500 Active
3. 2004-11-01
   soldstatus $9,000

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $2,353 · $196/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,072
• − Mortgage interest: −$6,694
• − Property taxes: −$2,353
• − Insurance: −$598
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,476
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,547/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: Madrid-Waddington Central School District
• NCES district ID: 3618090
• Math proficiency: 50% ▲ 6.00%
• Reading proficiency: 56% ▲ 10.00%
• Median HH income: $51,008
• Composite: 45.35/100
• National rank: #2635
• State rank: #332 of 590 in NY

Livability — Waddington

• Score: 59/100
• State rank: #1011
• US rank: #19695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waddington, NY
• Population (ZIP): 1,232

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Slovak 4% German 4%
• Foreign-born: 7% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 0.07%
• Current HPI: 258.2443
• 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

+1227.8% since first listed

3 events — show timeline

• 2026-04-13 Pending — SLCMLS
• 2026-04-10 Listed $119,500 SLCMLS
• 2004-11-01 Sold (Public Records) $9,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,353 · -0.4% YoY. Source: county tax records.