109 Brooklyn Rd · Brasher Falls, NY 12967

$26,500

2 bd · 1.0 ba · 970 sqft · Land · 8 Days on market

Built 1900

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful approximately 1-acre riverfront lot on the Deer River, located in the foothills of the Adirondacks ? perfect for camping, a getaway cabin, or building your dream home. This peaceful property already has a crushed stone pad in place and ready for a cabin or camper setup. Electric is available at the property for added convenience. Enjoy the relaxing sound of the fast-flowing river right from your campsite or future home. The lot features two levels: an upper level with the prepared crushed stone pad, and a lower level with a raised fire pit area ideal for entertaining and relaxing outdoors. The property also includes an outhouse and a small storage shed. A great opportunity to own

Key facts

• Riverfront lot
• Crushed stone pad
• Electric available

Tags

• RIVERFRONT LOT
• CRUSHED STONE PAD
• ELECTRIC AVAILABLE
• RAISED FIRE PIT AREA
• SMALL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $26k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $26k).

Location & tenants

• Location reads 61/100 on livability (#941 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety C-, employment D, crime F.
• Brasher Falls Central School District (rural): math 39% / reading 45% proficiency, ranked #499 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 ($183 loan paydown + $3k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $26,500

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 B-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. 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: 3.49% ✓
• Cap rate: 30.35%
• Cash-on-cash: 85.90%
• DSCR: 4.82
• GRM: 2.4

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: 95.3%
• Equity multiple: 7.51×
• Total profit: $48,287
• Equity at exit: $23,873

10-year hold

• IRR: 90.4%
• Equity multiple: 16.59×
• Total profit: $115,642
• Equity at exit: $51,484

Cash invested: $7,420 (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 12967

• Home prices YoY: 3.2%
• Active inventory: 13
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $531

Break-even live

Break-even rent $252

Max offer price $26,500

Occupancy floor 38%

Sensitivity live

Price	-10% $546	-5% $539	+0% $531	+5% $524	+10% $516
Rent	-10% $458	-5% $495	+0% $531	+5% $568	+10% $604
Rate	-1.0pp $545	-0.5pp $538	base $531	+0.5pp $524	+1.0pp $517

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $26,500 Active 8 DOM
2. 2026-06-18
   days on market $26,500 Active 6 DOM
3. 2026-06-17
   days on market $26,500 Active 5 DOM
4. 2026-06-16
   days on market $26,500 Active 4 DOM
5. 2026-06-15
   days on market $26,500 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $26,500 Active 1 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,098
• − Mortgage interest: −$1,484
• − Property taxes: −$593
• − Insurance: −$132
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$771
• Taxable income: $6,341
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $4,852/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: Brasher Falls Central School District
• NCES district ID: 3627960
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $43,069
• Composite: 35.47/100
• National rank: #4926
• State rank: #499 of 590 in NY

Livability — Brasher Falls

• Score: 61/100
• State rank: #941
• US rank: #18313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,363

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 3% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 87% English-only · German/W. Germanic 12% Spanish 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: ▲ 11.80%
• Current HPI: 380.7983
• 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

• 2026-06-12 Listed $26,500 FSBO.com

Property tax history

-4.8%/yr

Latest (2025): $593 · +22.6% YoY. Source: county tax records.