2098 River St St · Lisle, NY 13797

$120,000

1 bd · 1.0 ba · 3,368 sqft · SingleFamily public records · 3 Days on market

Built 1822 0.72 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +8.8/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Incredibly unique, historic Church home built in 1822-24. Currently artist's residence/gallery. Character & charm. Unlimited potential. Side rooms downstairs for laundry & tiny 2nd BR, up bonus room, HW floors, beautiful stained glass windows. Central to Ithaca, Binghamton, Cortland. (nyslandmarks. com, religious structures/Lisle)

Key facts

• Tioughnioga river
• Historic property
• Balcony views

Tags

• HISTORIC PROPERTY
• TIOUGHNIOGA RIVER
• ORIGINAL STAINED GLASS
• UPPER-LEVEL PRIMARY SUITE
• BALCONY VIEWS
• FLOOR-TO-CEILING PILLARS

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family residence; Two levels
• Construction: Wood siding; Stone foundation; Built with wood construction
• Exterior features: Level, wooded and landscaped lot; Shed(s)

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Coal stove; Propane heating; Wall furnace; Ceiling fan(s)
• Interior features: Cathedral and vaulted ceilings; High-speed internet
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (17.7% below list).
• Recommended offer: $82k (31.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#1,090 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Whitney Point Central School District (rural): math 47% / reading 52% proficiency, ranked #390 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caryl E Adams Primary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 463 students, 54% FRL).
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Whitney Point Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 3 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($830 loan paydown + $9k appreciation (7.6% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo; built in 1822 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,879 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1822 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.97×
• Total profit: $32,513
• Equity at exit: $87,663

10-year hold

• IRR: 13.5%
• Equity multiple: 4.12×
• Total profit: $104,752
• Equity at exit: $170,770

Cash invested: $33,600 (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 13797

• Home prices YoY: 2.3%
• Active inventory: 3
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-216

Break-even live

Break-even rent $1,261

Max offer price $81,879

Occupancy floor —

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $120,000 Active 3 DOM
2. 2026-06-18
   days on market $120,000 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   listed $120,000 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: $3,002 · $250/mo
• Projected year-2 tax: $3,002 · $250/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,849
• − Mortgage interest: −$6,722
• − Property taxes: −$3,002
• − Insurance: −$1,398
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$3,491
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-1,472/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: Whitney Point Central School District
• NCES district ID: 3631380
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $52,416
• Composite: 42.59/100
• National rank: #3192
• State rank: #390 of 590 in NY

Livability — Lisle

• Score: 57/100
• State rank: #1090
• US rank: #22122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lisle, NY
• Population (ZIP): 2,105

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 8% Italian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.57%
• Current HPI: 340.355
• 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

+72.7% since first listed

9 events — show timeline

• 2026-06-17 Listed $120,000 GBAOR
• 2017-06-07 Sold (Public Records) $84,000 Public Records
• 2017-06-05 Sold (MLS) $84,000 GBAOR
• 2016-01-18 Listed $97,500 IBRMLS
• 2015-11-24 Listed $97,500 GBAOR
• 2008-02-07 Sold (Public Records) $77,500 Public Records
• 2008-01-29 Sold (MLS) $77,500 UNYREIS
• 2007-06-14 Listed $92,000 UNYREIS
• 2004-02-25 Sold (Public Records) $69,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $3,002 · -1.8% YoY. Source: county tax records.