5 Ridge St · DeKalb Junction, NY 13630

$60,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily · 56 Days on market

Built 1920 Good condition 10,454 sqft lot $47/sqft · 59% below area ↓ 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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

3 bedroom, one bath home, an open covered porch, enclosed porch, and a storage shed. The main floor consists of an eat in kitchen, full bathroom with laundry, living room, and a second living room that was previously utilized as a bedroom. Second floor consists of 3 bedrooms. Updates over the last few years include new roof, replacement windows, and 200A electric service panel. This property has frontage on Ridge St and School St. Contact a Realtor today to schedule your private showing.

Key facts

• Eat in kitchen
• Storage shed
• Open covered porch

Tags

• OPEN COVERED PORCH
• ENCLOSED PORCH
• STORAGE SHED
• EAT IN KITCHEN
• FULL BATHROOM WITH LAUNDRY
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $446 ($5k/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: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,172 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Hermon-Dekalb Central School District (rural): math 35% / reading 30% proficiency, ranked #709 of 755 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $3k of equity ($415 loan paydown + $3k appreciation (4.5% 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 (4.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1920 — 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 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?
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: 1.82% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.86%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $145,895
• List price: $60,000
• Delta: -58.87%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Ridge St	0.03mi	3/1.5	1,351 (+5%)	8mo	$131,000	$97	82
13 School St	0.13mi	3/1.5	1,416 (+10%)	14mo	$135,000	$95	64

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

Projected returns pro-forma

4.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.41×
• Total profit: $40,467
• Equity at exit: $32,098

10-year hold

• IRR: 38.6%
• Equity multiple: 6.88×
• Total profit: $98,711
• Equity at exit: $53,883

Cash invested: $16,800 (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 13630

• Home prices YoY: 1.4%
• Active inventory: 10
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $446

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $488	-5% $467	+0% $446	+5% $425	+10% $405
Rent	-10% $360	-5% $403	+0% $446	+5% $489	+10% $532
Rate	-1.0pp $476	-0.5pp $461	base $446	+0.5pp $431	+1.0pp $415

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $60,000 Pending 56 DOM
2. 2026-06-09
   days on market $60,000 Active 55 DOM
3. 2026-06-08
   days on market $60,000 Active 54 DOM
4. 2026-06-07
   days on market $60,000 Active 53 DOM
5. 2026-06-07
   days on market $60,000 Active 52 DOM
6. 2026-06-04
   days on market $60,000 Active 49 DOM
7. 2026-06-02
   days on market $60,000 Active 48 DOM
8. 2026-06-01
   days on market $60,000 Active 47 DOM
9. 2026-05-31
   days on market $60,000 Active 46 DOM
10. 2026-04-15
    listed $60,000 Active 492-char remark

    Show marketing remark (492 chars)

    3 bedroom, one bath home, an open covered porch, enclosed porch, and a storage shed. The main floor consists of an eat in kitchen, full bathroom with laundry, living room, and a second living room that was previously utilized as a bedroom. Second floor consists of 3 bedrooms. Updates over the last few years include new roof, replacement windows, and 200A electric service panel. This property has frontage on Ridge St and School St. Contact a Realtor today to schedule your private showing.

11. 2025-08-15
    listed $74,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,074
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,745
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,231/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent updates, including a new roof and windows. It has potential for further value increases through interior updates and landscaping.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value.
• Both Painting — Fresh paint can improve the home's appearance and value.
• Both Landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value.
• Both Interior updates — Fresh paint and minor updates can enhance the home's appeal and value.
• Rental HVAC maintenance — A functioning HVAC system is crucial for rental properties and can attract tenants.
• Resale Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's resale value.
• Both Exterior updates — Fresh paint and landscaping can improve the home's curb appeal and value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value. ↑
• Both Painting — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior updates — Fresh paint and minor updates can enhance the home's appeal and value. ↑
• Rental HVAC maintenance — A functioning HVAC system is crucial for rental properties and can attract tenants. ↑
• Resale Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's resale value. ↑
• Both Exterior updates — Fresh paint and landscaping can improve the home's curb appeal and value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hermon-Dekalb Central School District
• NCES district ID: 3614250
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 30% ▲ 2.00%
• Median HH income: $45,128
• Composite: 30.55/100
• National rank: #11473
• State rank: #709 of 755 in NY

Livability — DeKalb Junction

• Score: 50/100
• State rank: #1172
• US rank: #25570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeKalb Junction, NY
• Population (ZIP): 1,307

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 14% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 81% English-only · German/W. Germanic 17% Other Indo-European 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: ▲ 4.47%
• Current HPI: 334.8262
• 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

-19.9% since first listed

2 events — show timeline

• 2026-04-15 Listed $60,000 SLCMLS
• 2025-08-15 Listed $74,900 SLCMLS