8761 Sh 56 · Norfolk, NY 13667

$84,000

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 16 Days on market

Built 1985 1.30 ac lot

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4-bedroom located in NN school district in need of some TLC. Possible 1st floor bedroom, laundry, large living room with a spiral staircase leading to upstairs where you will find the additional bedrooms, a full bath and there is door leading off the one bedroom to a balcony outback. Waterfront on the Raquette River relax on the balcony while enjoying a view of some awesome sunsets. Once you clear a path behind the home enjoy some fishing and kayaking. Waterfront lot is 245 x 175 with total lot size of 1.3 acres. There is a tongue & groove finished room on main floor that once had a wood stove in place, pipe is still installed outside. Offering a large lot that extends down the hill o

Key facts

• 1st floor bedroom
• Large lot
• Spiral staircase

Tags

• 1ST FLOOR BEDROOM
• SPIRAL STAIRCASE
• BALCONY OUTBACK
• WOOD STOVE PIPE INSTALLED
• LARGE LOT

Property features AI

Finance

• Other: Zoned residential; Lot size about 1.3 acres
• Financial info: Annual tax approx. $3,938

Exterior

• Utilities: Public water; Cable available; Natural gas available
• Home design: Land property type; 2-story setting; Slab foundation
• Construction: Slab foundation
• Exterior features: Covered porch; Balcony; Riverfront setting on the Raquette River; Sloped lot; Frontage approximately 245 feet; Publicly maintained road access

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#737 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime F.
• Norwood-Norfolk Central School District (rural): math 30% / reading 36% proficiency, ranked #568 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 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 $431 of equity ($581 loan paydown + $-150 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $196,308
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Stark Rd	0.39mi	3/1.5	1,498 (-6%)	5mo	$185,000	$123	68

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

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.66×
• Total profit: $15,477
• Equity at exit: $23,645

10-year hold

• IRR: 18.7%
• Equity multiple: 3.04×
• Total profit: $47,952
• Equity at exit: $27,834

Cash invested: $23,520 (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 13667

• Home prices YoY: -0.1%
• Active inventory: 30
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $291

Break-even live

Break-even rent $877

Max offer price $84,000

Occupancy floor 72%

Sensitivity live

Price	-10% $339	-5% $315	+0% $291	+5% $267	+10% $244
Rent	-10% $193	-5% $242	+0% $291	+5% $340	+10% $390
Rate	-1.0pp $334	-0.5pp $313	base $291	+0.5pp $269	+1.0pp $247

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $84,000 Active 16 DOM
2. 2026-06-18
   days on market $84,000 Active 14 DOM
3. 2026-06-17
   days on market $84,000 Active 13 DOM
4. 2026-06-16
   days on market $84,000 Active 12 DOM
5. 2026-06-15
   days on market $84,000 Active 11 DOM
6. 2026-06-13
   days on market $84,000 Active 9 DOM
7. 2026-06-12
   days on market $84,000 Active 8 DOM
8. 2026-06-09
   days on market $84,000 Active 5 DOM
9. 2026-06-08
   days on market $84,000 Active 4 DOM
10. 2026-06-07
    days on market $84,000 Active 3 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $84,000 Active 2 DOM

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,612 · $218/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 2/10 Low 7 d/yr ≥94°F today · 15 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: $14,953
• − Mortgage interest: −$4,705
• − Property taxes: −$2,612
• − Insurance: −$420
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,444
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,923/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: Norwood-Norfolk Central School District
• NCES district ID: 3621360
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $43,492
• Composite: 28.05/100
• National rank: #6841
• State rank: #568 of 590 in NY

Livability — Norfolk

• Score: 64/100
• State rank: #737
• US rank: #14031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,460

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Native American 2%
• Common ancestry: Lithuanian 12% Serbian 3% Slovak 1%
• Foreign-born: 1% · 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: ▼ -0.18%
• Current HPI: 268.2319
• 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

1 event — show timeline

• 2026-06-04 Listed $84,000 SLCMLS

Property tax history

+2.2%/yr

Latest (2025): $2,612 · +1.8% YoY. Source: county tax records.