8 Caroline St · DeKalb Junction, NY 13630

$64,000

3 bd · 1.5 ba · 1,293 sqft · SingleFamily public records · 16 Days on market

Built 1920 0.35 ac lot Est $125k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 8 Caroline Street in DeKalb! Situated on an oversized 0.35-acre lot, this home offers plenty of yard space along with the convenience of municipal water and sewer. A paved driveway and detached garage add practical everyday function. Inside, the main floor features a large kitchen with eat-in dining space, a formal dining room, spacious living room, full bathroom, and a convenient main-floor bedroom. Many of the windows have been recently replaced, and the roof was updated within the last four years, offering added peace of mind. Upstairs, you will find two additional bedrooms, a half bathroom, and a bonus room off the primary bedroom that would make a great sitting area, office,

Key facts

• Eat-in dining space
• Formal dining room
• Municipal water

Tags

• OVERSIZED LOT
• MUNICIPAL WATER
• DETACHED GARAGE
• LARGE KITCHEN
• EAT-IN DINING SPACE
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached paved garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Corner, level lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Kerosene heating
• Interior features: Insulated windows; 9 total rooms
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% 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 ($442 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,040 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $125,421
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Ridge St	0.11mi	3/1.5	1,351 (+4%)	8mo	$131,000	$97	81
13 School St	0.09mi	3/1.5	1,416 (+10%)	14mo	$135,000	$95	68

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: 30.0%
• Equity multiple: 2.82×
• Total profit: $32,655
• Equity at exit: $34,237

10-year hold

• IRR: 29.1%
• Equity multiple: 5.62×
• Total profit: $82,790
• Equity at exit: $57,475

Cash invested: $17,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $310

Break-even live

Break-even rent $697

Max offer price $64,000

Occupancy floor 67%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-04
   statusdays on market $64,000 Pending 16 DOM
2. 2026-06-02
   days on market $64,000 Active 15 DOM
3. 2026-06-01
   days on market $64,000 Active 14 DOM
4. 2026-05-31
   days on market $64,000 Active 13 DOM
5. 2026-05-18
   listed $64,000 Active

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: −$3,585
• − Property taxes: −$2,264
• − Insurance: −$320
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,862
• Taxable income: $2,952
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,009/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: 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

1 event — show timeline

• 2026-05-18 Listed $64,000 SLCMLS

Property tax history

+3.2%/yr

Latest (2025): $2,264 · -0.4% YoY. Source: county tax records.