4624 Us Route 11 · Pierrepont Manor, NY 13661

$119,000

3 bd · 1.0 ba · 2,041 sqft · SingleFamily public records · 81 Days on market

Built 1877 0.33 ac lot $58/sqft · 55% below area

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Why this score? — see what drove the C+ 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 +23.2/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Reduction! Spacious Farmhouse Style Home, with 2041 sq. ft. (+/-) of living space, priced below Assessment Value, conveniently located in Pierrepont Manor, NY, in highly sought after South Jefferson School District, only minutes away from I-81, shopping, dining, schools, and amenities, with easy commutes to Watertown, Fort Drum, Pulaski, Oswego or Syracuse. Perfect for Investors, Handyman, or Rental Income, livable while fixing up and making upgrades of your choice, possibilities are endless for someone not afraid of some work! Offers 3 bedrooms, one located on the main level & two upstairs with landing area, 1 bathroom, completely remolded with large walk-in shower & original claw foot bathtub still there, open dining area, living room with built-in bookcases or use as library, ample closet space & storage, staircase, natural woodwork, wood plank floors, mudroom with washer & dryer hookups, back door leads to Deck 8 x 12, covered front porch, some attic storage, partial basement (unfinished), public water, shared driveway, 2013 Survey Map shows 0.50 acres (+/-) and private back yard. Detached Garage 20 x 24 with electricity, for lawnmower, outdoor tools & room for your toys! Recent updates within past few years include: New Metal Roof (with 40 yr. Warranty), Furnace 2016, Insulation (borax mix w/ denim) 2016, Hot Water Heater 2018, New Windows (8) in Kitchen, Mudroom & Basement, all New Plumbing 2021, Remolded Bathroom (original claw foot tub) 2021, Refrigerator & Oven 2014, Washing Machine 2025, (dryer does not work), New Septic Tank 2022 & New Electrical in Living room, to name a few. Outdoor Enthusiasts, excellent recreational opportunities, close to thousands of acres of State Land, hunting, wildlife, near access to endless Tug Hill Snowmobiling, ATV Trails, hiking and close to an area known for excellent Trout & Salmon Fishing! Many updates already done, in need of “TLC” and cosmetics to bring his old home back to glory, being sold in “AS-IS” condition, call today!

Key facts

• Open dining area
• Farmhouse style home
• Large walk-in shower

Tags

• FARMHOUSE STYLE HOME
• LOCATED IN PIERREPONT MANOR
• COMPLETELY REMOLDED BATHROOM
• LARGE WALK-IN SHOWER
• ORIGINAL CLAW FOOT BATHTUB
• OPEN DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,133 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• South Jefferson Central School District (rural): math 35% / reading 60% proficiency, ranked #420 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $9k of equity ($823 loan paydown + $8k appreciation (7.1% 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 (7.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1877 — 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 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?
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: 1.14% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (median comp): $261,603
• List price: $119,000
• Delta: -54.51%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

7.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.68×
• Total profit: $56,091
• Equity at exit: $83,324

10-year hold

• IRR: 22.3%
• Equity multiple: 5.59×
• Total profit: $152,809
• Equity at exit: $159,062

Cash invested: $33,320 (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 13661

• Home prices YoY: 2.3%
• Active inventory: 6
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $215

Break-even live

Break-even rent $1,089

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   days on market $119,000 Active 81 DOM
2. 2026-06-14
   days on market $119,000 Active 79 DOM
3. 2026-06-12
   days on market $119,000 Active 78 DOM
4. 2026-06-09
   days on market $119,000 Active 75 DOM
5. 2026-06-08
   days on market $119,000 Active 74 DOM
6. 2026-06-07
   days on market $119,000 Active 73 DOM
7. 2026-06-05
   days on market $119,000 Active 70 DOM
8. 2026-06-03
   days on market $119,000 Active 69 DOM
9. 2026-06-02
   days on market $119,000 Active 68 DOM
10. 2026-06-01
    days on market $119,000 Active 67 DOM
11. 2026-05-31
    days on market $119,000 Active 66 DOM
12. 2026-05-30
    days on market $119,000 Active 65 DOM
13. 2026-04-20
    price $119,000 2090-char remark

    Show marketing remark (2090 chars)

    Price Reduction! Spacious Farmhouse Style Home, with 2041 sq. ft. (+/-) of living space, priced below Assessment Value, conveniently located in Pierrepont Manor, NY, in highly sought after South Jefferson School District, only minutes away from I-81, shopping, dining, schools, and amenities, with easy commutes to Watertown, Fort Drum, Pulaski, Oswego or Syracuse. Perfect for Investors, Handyman, or Rental Income, livable while fixing up and making upgrades of your choice, possibilities are endless for someone not afraid of some work! Offers 3 bedrooms, one located on the main level & two upstairs with landing area, 1 bathroom, completely remolded with large walk-in shower & original claw foot bathtub still there, open dining area, living room with built-in bookcases or use as library, ample closet space & storage, staircase, natural woodwork, wood plank floors, mudroom with washer & dryer hookups, back door leads to Deck 8 x 12, covered front porch, some attic storage, partial basement (unfinished), public water, shared driveway, 2013 Survey Map shows 0.50 acres (+/-) and private back yard. Detached Garage 20 x 24 with electricity, for lawnmower, outdoor tools & room for your toys! Recent updates within past few years include: New Metal Roof (with 40 yr. Warranty), Furnace 2016, Insulation (borax mix w/ denim) 2016, Hot Water Heater 2018, New Windows (8) in Kitchen, Mudroom & Basement, all New Plumbing 2021, Remolded Bathroom (original claw foot tub) 2021, Refrigerator & Oven 2014, Washing Machine 2025, (dryer does not work), New Septic Tank 2022 & New Electrical in Living room, to name a few. Outdoor Enthusiasts, excellent recreational opportunities, close to thousands of acres of State Land, hunting, wildlife, near access to endless Tug Hill Snowmobiling, ATV Trails, hiking and close to an area known for excellent Trout & Salmon Fishing! Many updates already done, in need of “TLC” and cosmetics to bring his old home back to glory, being sold in “AS-IS” condition, call today!

14. 2026-03-26
    listed $124,500 Active 2090-char remark

    Show marketing remark (2090 chars)

    Price Reduction! Spacious Farmhouse Style Home, with 2041 sq. ft. (+/-) of living space, priced below Assessment Value, conveniently located in Pierrepont Manor, NY, in highly sought after South Jefferson School District, only minutes away from I-81, shopping, dining, schools, and amenities, with easy commutes to Watertown, Fort Drum, Pulaski, Oswego or Syracuse. Perfect for Investors, Handyman, or Rental Income, livable while fixing up and making upgrades of your choice, possibilities are endless for someone not afraid of some work! Offers 3 bedrooms, one located on the main level & two upstairs with landing area, 1 bathroom, completely remolded with large walk-in shower & original claw foot bathtub still there, open dining area, living room with built-in bookcases or use as library, ample closet space & storage, staircase, natural woodwork, wood plank floors, mudroom with washer & dryer hookups, back door leads to Deck 8 x 12, covered front porch, some attic storage, partial basement (unfinished), public water, shared driveway, 2013 Survey Map shows 0.50 acres (+/-) and private back yard. Detached Garage 20 x 24 with electricity, for lawnmower, outdoor tools & room for your toys! Recent updates within past few years include: New Metal Roof (with 40 yr. Warranty), Furnace 2016, Insulation (borax mix w/ denim) 2016, Hot Water Heater 2018, New Windows (8) in Kitchen, Mudroom & Basement, all New Plumbing 2021, Remolded Bathroom (original claw foot tub) 2021, Refrigerator & Oven 2014, Washing Machine 2025, (dryer does not work), New Septic Tank 2022 & New Electrical in Living room, to name a few. Outdoor Enthusiasts, excellent recreational opportunities, close to thousands of acres of State Land, hunting, wildlife, near access to endless Tug Hill Snowmobiling, ATV Trails, hiking and close to an area known for excellent Trout & Salmon Fishing! Many updates already done, in need of “TLC” and cosmetics to bring his old home back to glory, being sold in “AS-IS” condition, call today!

15. 2013-10-23
    soldstatus $89,000
16. 2004-05-18
    soldstatus $35,000
17. 2002-11-05
    soldstatus $35,000

ⓘ 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: $2,243 · $187/mo
• Projected year-2 tax: $2,243 · $187/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,335
• − Mortgage interest: −$6,666
• − Property taxes: −$2,243
• − Insurance: −$595
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,462
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,397/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: South Jefferson Central School District
• NCES district ID: 3602340
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $56,872
• Composite: 41.27/100
• National rank: #3522
• State rank: #420 of 590 in NY

Livability — Pierrepont Manor

• Score: 55/100
• State rank: #1133
• US rank: #23330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pierrepont Manor, NY
• Population (ZIP): 2,043

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% German 5% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 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: ▲ 7.11%
• Current HPI: 314.8163
• 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

+240.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $119,000 CNYIS
• 2026-03-26 Listed $124,500 CNYIS
• 2013-10-23 Sold (Public Records) $89,000 Public Records
• 2004-05-18 Sold (Public Records) $35,000 Public Records
• 2002-11-05 Sold (Public Records) $35,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,243 · +26.9% YoY. Source: county tax records.