3960 Susquehannah St · Prospect, NY 13438

$17,000

3 bd · None ba · 1,001 sqft · SingleFamily public records · 20 Days on market

Built 1930 1.01 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3960 Susquehanna Rd, Remsen, NY – Opportunity Awaits Near Hinckley Reservoir! Set on approximately 1.1 acres in the scenic Town of Remsen, this property offers the perfect chance to create your own getaway, camp, or future home base in the heart of the Adirondack foothills. Conveniently located just minutes from Hinckley Reservoir, the property provides easy access to boating, kayaking, fishing, hiking, snowmobiling, and year-round outdoor recreation, making it an ideal location for nature lovers and outdoor enthusiasts alike. The property is being sold as vacant land, with existing structures conveying in tear-down condition. Whether you choose to clear the site completely or explore redevelopment possibilities, the value here lies in the land, location, and potential. The mostly cleared lot offers privacy and a peaceful setting while still maintaining easy access to nearby roads and amenities. Enjoy the benefits of being close to Hinckley Reservoir and the West Canada Creek region, known for its scenic beauty and four-season recreation. The area is popular for camping, ATV riding, snowmobile trails, hunting, fishing, and exploring the nearby Adirondack Park. Remsen also provides convenient access to Utica, Old Forge, and surrounding Mohawk Valley destinations, allowing you to enjoy both seclusion and accessibility. This property presents a unique opportunity for buyers looking for an affordable land parcel in a desirable recreational area. Whether you are seeking a future building lot, seasonal retreat location, investment opportunity, or simply a place to enjoy the outdoors, this property offers endless possibilities. Bring your vision and imagination to unlock the potential of this conveniently located parcel near one of Central New York’s most popular outdoor destinations. Property being sold as-is. Existing structures are unsafe and contribute no assigned value.

Key facts

• Easy access
• Mostly cleared lot
• Vacant land

Tags

• VACANT LAND
• HINCKLEY RESERVOIR
• ADIRONDACK FOOTHILLS
• MOSTLY CLEARED LOT
• PEACEFUL SETTING
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#858 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Remsen Central School District (rural): math 50% / reading 50% proficiency, ranked #459 of 755 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 36 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($118 loan paydown + $2k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,745 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 6.17% ✓
• Cap rate: 56.49%
• Cash-on-cash: 179.28%
• DSCR: 8.98
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $141,141
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12203 State Route 365	0.07mi	3/1.0	960 (-4%)	14mo	$135,000	$141	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.46×
• Total profit: $54,567
• Equity at exit: $15,315

10-year hold

• IRR: —
• Equity multiple: 27.28×
• Total profit: $125,104
• Equity at exit: $33,027

Cash invested: $4,760 (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 13438

• Home prices YoY: 10.1%
• Active inventory: 36
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $711

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 27%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $17,000 Pending 20 DOM
2. 2026-06-04
   days on market $17,000 Active Under Contract 19 DOM
3. 2026-06-02
   days on market $17,000 Active Under Contract 18 DOM
4. 2026-06-01
   days on market $17,000 Active Under Contract 17 DOM
5. 2026-05-31
   days on market $17,000 Active Under Contract 16 DOM
6. 2026-05-20
   historical Active Under Contract 1912-char remark

   Show marketing remark (1912 chars)

   3960 Susquehanna Rd, Remsen, NY – Opportunity Awaits Near Hinckley Reservoir! Set on approximately 1.1 acres in the scenic Town of Remsen, this property offers the perfect chance to create your own getaway, camp, or future home base in the heart of the Adirondack foothills. Conveniently located just minutes from Hinckley Reservoir, the property provides easy access to boating, kayaking, fishing, hiking, snowmobiling, and year-round outdoor recreation, making it an ideal location for nature lovers and outdoor enthusiasts alike. The property is being sold as vacant land, with existing structures conveying in tear-down condition. Whether you choose to clear the site completely or explore redevelopment possibilities, the value here lies in the land, location, and potential. The mostly cleared lot offers privacy and a peaceful setting while still maintaining easy access to nearby roads and amenities. Enjoy the benefits of being close to Hinckley Reservoir and the West Canada Creek region, known for its scenic beauty and four-season recreation. The area is popular for camping, ATV riding, snowmobile trails, hunting, fishing, and exploring the nearby Adirondack Park. Remsen also provides convenient access to Utica, Old Forge, and surrounding Mohawk Valley destinations, allowing you to enjoy both seclusion and accessibility. This property presents a unique opportunity for buyers looking for an affordable land parcel in a desirable recreational area. Whether you are seeking a future building lot, seasonal retreat location, investment opportunity, or simply a place to enjoy the outdoors, this property offers endless possibilities. Bring your vision and imagination to unlock the potential of this conveniently located parcel near one of Central New York’s most popular outdoor destinations. Property being sold as-is. Existing structures are unsafe and contribute no assigned value.

7. 2026-05-15
   listed $17,000 Active 1912-char remark

   Show marketing remark (1912 chars)

   3960 Susquehanna Rd, Remsen, NY – Opportunity Awaits Near Hinckley Reservoir! Set on approximately 1.1 acres in the scenic Town of Remsen, this property offers the perfect chance to create your own getaway, camp, or future home base in the heart of the Adirondack foothills. Conveniently located just minutes from Hinckley Reservoir, the property provides easy access to boating, kayaking, fishing, hiking, snowmobiling, and year-round outdoor recreation, making it an ideal location for nature lovers and outdoor enthusiasts alike. The property is being sold as vacant land, with existing structures conveying in tear-down condition. Whether you choose to clear the site completely or explore redevelopment possibilities, the value here lies in the land, location, and potential. The mostly cleared lot offers privacy and a peaceful setting while still maintaining easy access to nearby roads and amenities. Enjoy the benefits of being close to Hinckley Reservoir and the West Canada Creek region, known for its scenic beauty and four-season recreation. The area is popular for camping, ATV riding, snowmobile trails, hunting, fishing, and exploring the nearby Adirondack Park. Remsen also provides convenient access to Utica, Old Forge, and surrounding Mohawk Valley destinations, allowing you to enjoy both seclusion and accessibility. This property presents a unique opportunity for buyers looking for an affordable land parcel in a desirable recreational area. Whether you are seeking a future building lot, seasonal retreat location, investment opportunity, or simply a place to enjoy the outdoors, this property offers endless possibilities. Bring your vision and imagination to unlock the potential of this conveniently located parcel near one of Central New York’s most popular outdoor destinations. Property being sold as-is. Existing structures are unsafe and contribute no assigned value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $12,587
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$495
• Taxable income: $8,786
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $6,425/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: Remsen Central School District
• NCES district ID: 3624360
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $50,167
• Composite: 44.82/100
• National rank: #5936
• State rank: #459 of 755 in NY

Livability — Prospect

• Score: 62/100
• State rank: #858
• US rank: #16555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 337
• Population (ZIP): 3,310

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.60%
• Current HPI: 368.1042
• 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

2 events — show timeline

• 2026-05-20 Contingent — CNYIS
• 2026-05-15 Listed $17,000 CNYIS

Property tax history

+0.6%/yr

Latest (2025): $861 · +1.6% YoY. Source: county tax records.