6401 State Route 26 · Lowville, NY 13367

$59,900

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 19 Days on market

Built 1900 0.51 ac lot

---

Why this score? — see what drove the A- 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
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic country fixer-upper with solid potential and plenty of charm waiting to be brought back to life! This 3 bed, 1 bath home offers approximately 1,242 sq ft, spacious living areas, detached garage space, a newer furnace, and updated hot water tank. The home shows its age and could use cosmetic updates throughout, making it a great opportunity for investors, landlords, or handy buyers looking to build equity. Roof will need some attention and there are areas that could use repair and updating, but the home has good bones and doesn't appear far from being brought back to life. Original finishes throughout give buyers the chance to modernize while keeping the character intact. The home wi

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer (type: other)
• Home design: Single family residence; Living area reported as 1,242
• Construction: Aluminum and vinyl siding; Other foundation
• Exterior features: Shingle roof; Lot approximately 0.51 acre

Interior

• Kitchen: Kitchen (10 x 9); Dishwasher; Gas oven / range; Microwave; Refrigerator
• Bedrooms: First-floor bedroom (12 x 12); Second-floor bedroom (14 x 16); Second-floor bedroom (14 x 18)
• Flooring: Vinyl
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric heating; Cooling (type: other)
• Interior features: Partial basement; 6 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.5% in Lowville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#490 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, schools A-, housing A-; Watch: health & safety D, amenities F, commute F.
• Lowville Academy & Central School District (town): math 51% / reading 54% proficiency, ranked #345 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 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 $6k of equity ($414 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 1.97% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.22%
• DSCR: 2.57
• GRM: 4.2

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: 51.3%
• Equity multiple: 4.82×
• Total profit: $64,009
• Equity at exit: $53,963

10-year hold

• IRR: 45.0%
• Equity multiple: 10.77×
• Total profit: $163,912
• Equity at exit: $116,373

Cash invested: $16,772 (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 13367

• Home prices YoY: 20.2%
• Active inventory: 45
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $492

Break-even live

Break-even rent $559

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   days on market $59,900 Active 19 DOM
2. 2026-06-02
   days on market $59,900 Active 18 DOM
3. 2026-06-01
   days on market $59,900 Active 17 DOM
4. 2026-05-31
   days on market $59,900 Active 16 DOM
5. 2026-05-30
   days on market $59,900 Active 15 DOM
6. 2026-05-21
   price $59,900
7. 2026-05-15
   listed $74,900 Active
8. 2005-09-28
   soldstatus $50,000
9. 1999-01-26
   soldstatus $16,202

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/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 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,187
• − Mortgage interest: −$3,355
• − Property taxes: −$1,232
• − Insurance: −$300
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,743
• Taxable income: $5,288
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $4,638/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: Lowville Academy & Central School District
• NCES district ID: 3617820
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $47,554
• Composite: 44.62/100
• National rank: #2773
• State rank: #345 of 590 in NY

Livability — Lowville

• Score: 69/100
• State rank: #490
• US rank: #8619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,786

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 9% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 49.81%
• Current HPI: 296.4815
• 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

+269.7% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $59,900 Global MLS
• 2026-05-15 Listed $74,900 Global MLS
• 2005-09-28 Sold (Public Records) $50,000 Public Records
• 1999-01-26 Sold (Public Records) $16,202 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,232 · -39.5% YoY. Source: county tax records.