46946 Dingman Point Rd · Alexandria Bay, NY 13607

$104,900

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 296 Days on market

Built 1965 0.59 ac lot $64/sqft · 72% below area

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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 +25.2/30.0
• Appreciation +9.2/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

Key facts

• Turn key ready
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• TURN KEY READY
• LOFT STYLE BEDROOM
• OPEN CONCEPT FLOOR PLAN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#915 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools D+, health & safety D, crime F.
• Alexandria Central School District (rural): math 46% / reading 56% proficiency, ranked #378 of 590 in NY (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($725 loan paydown + $9k appreciation (8.5% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 296 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $120k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $105k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $319,449
• List price: $104,900
• Delta: -67.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

8.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.09×
• Total profit: $61,335
• Equity at exit: $83,010

10-year hold

• IRR: 25.2%
• Equity multiple: 6.69×
• Total profit: $167,176
• Equity at exit: $168,040

Cash invested: $29,372 (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 13607

• Home prices YoY: 2.4%
• Active inventory: 39
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $235

Break-even live

Break-even rent $993

Max offer price $104,900

Occupancy floor 77%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on marketlisting id $104,900 Pending 296 DOM
2. 2026-06-17
   remarks 361-char remark
3. 2026-06-17
   statusdays on marketlisting id $104,900 Pending 1 DOM
4. 2026-06-12
   days on market $104,900 Active 296 DOM
5. 2026-06-09
   days on market $104,900 Active 293 DOM
6. 2026-06-08
   days on market $104,900 Active 292 DOM
7. 2026-06-07
   days on market $104,900 Active 291 DOM
8. 2026-06-07
   days on market $104,900 Active 290 DOM
9. 2026-06-04
   days on market $104,900 Active 287 DOM
10. 2026-06-02
    days on market $104,900 Active 286 DOM
11. 2026-06-01
    price $104,900 Active 285 DOM
12. 2026-06-01
    days on market $115,000 Active 285 DOM
13. 2026-05-31
    days on market $115,000 Active 284 DOM
14. 2026-05-04
    price $115,000 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

15. 2026-04-21
    status Active 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

16. 2026-04-13
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

17. 2026-03-23
    status Active 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

18. 2026-01-22
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

19. 2026-01-14
    price $125,000 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

20. 2025-12-19
    price $139,900 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

21. 2025-11-17
    price $155,000 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

22. 2025-10-14
    price $165,500 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

23. 2025-09-17
    price $179,900 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

24. 2025-08-12
    price $195,000 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

25. 2025-07-10
    price $210,000 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

26. 2025-06-13
    listed $225,000 Active 359-char remark

    Show marketing remark (359 chars)

    This is a Fannie Mae HomePath property! Charming home situated on a spacious and quiet lot. Turn key ready home with all new paint, carpet, flooring, kitchen, and bathroom! Loft style bedroom and open concept floor plan allows tons of natural light to flow throughout. Located in Alexandria Bay, NY roughly 1/4 mile from the St. Lawrence River! Dont miss out!

27. 2018-10-26
    historical
28. 2016-10-26
    listed $55,000
29. 2016-06-09
    historical
30. 2015-06-07
    listed $89,000
31. 2007-06-28
    soldstatus $62,000

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,287 · $191/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,480
• − Mortgage interest: −$5,876
• − Property taxes: −$2,287
• − Insurance: −$524
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,052
• Taxable income: $1,264
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $2,513/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: Alexandria Central School District
• NCES district ID: 3602670
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $43,764
• Composite: 42.98/100
• National rank: #3109
• State rank: #378 of 590 in NY

Livability — Alexandria Bay

• Score: 61/100
• State rank: #915
• US rank: #17923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,061
• Population (ZIP): 2,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2%
• Common ancestry: Slovak 11% Iranian 6% Lithuanian 5%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.46%
• Current HPI: 365.3737
• 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

+85.5% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $115,000 UNYREIS
• 2026-04-21 Relisted — UNYREIS
• 2026-04-13 Pending — UNYREIS
• 2026-03-23 Relisted — UNYREIS
• 2026-01-22 Pending — UNYREIS
• 2026-01-14 Price Changed $125,000 UNYREIS
• 2025-12-19 Price Changed $139,900 UNYREIS
• 2025-11-17 Price Changed $155,000 UNYREIS
• 2025-10-14 Price Changed $165,500 UNYREIS
• 2025-09-17 Price Changed $179,900 UNYREIS
• 2025-08-12 Price Changed $195,000 UNYREIS
• 2025-07-10 Price Changed $210,000 UNYREIS
• 2025-06-13 Listed $225,000 UNYREIS
• 2018-10-26 Listing Removed — CNYIS
• 2016-10-26 Listed $55,000 CNYIS
• 2016-06-09 Listing Removed — CNYIS
• 2015-06-07 Listed $89,000 CNYIS
• 2007-06-28 Sold (Public Records) $62,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,287 · +0.8% YoY. Source: county tax records.