1260 Sh 11b · Parishville, NY 13676

$155,000

4 bd · 1.5 ba · 1,870 sqft · SingleFamily · 10 Days on market

Built 1831 Good condition 3.10 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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Set on approximately 3 peaceful acres, this spacious 4 bedroom home offers a wonderful blend of character, functionality and outdoor space. The main floor features a convenient bedroom and full bath, providing flexible living for guests or one-level living. The space could easily be converted back to office space, craft room, etc. A formal dining room showcases a built-in as well as an additional closet for extra storage. Just off the dining room is the main floor laundry room for added convenience. The kitchen features a bright bay window, a large walk-in pantry and direct access to the summer kitchen. A second entrance to the summer kitchen is located off the laundry room, creating excell

Key facts

• Screened-in porch
• New deck
• Bright bay window

Tags

• 3 ACRES
• MAIN FLOOR LAUNDRY ROOM
• BRIGHT BAY WINDOW
• LARGE WALK-IN PANTRY
• SCREENED-IN PORCH
• NEW DECK

Property features AI

Finance

• Other: Barn(s) on property

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Well (private); Septic tank; Cable available
• Home design: Residential property; 2 stories; Corner lot; Level lot
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Deck; Porch

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (oil); Ceiling fan(s)
• Interior features: Electric water heater; Partial basement; 9 total rooms
• Laundry & utility: Washer; Dryer (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (5.4% below list).
• Recommended offer: $147k (5.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#997 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment C-, health & safety C-, crime F.
• Potsdam Central School District (town): math 53% / reading 66% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1831 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,643 (5.4% below list)

Questions for the listing agent

1. Built in 1831 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $90,000
• Equity at exit: $139,636

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $260,706
• Equity at exit: $301,131

Cash invested: $43,400 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 118
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $87

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $194	-5% $141	+0% $87	+5% $34	+10% $-20
Rent	-10% $-29	-5% $29	+0% $87	+5% $145	+10% $203
Rate	-1.0pp $165	-0.5pp $127	base $87	+0.5pp $47	+1.0pp $6

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $155,000 Pending 10 DOM
2. 2026-06-08
   days on market $155,000 Active 10 DOM
3. 2026-06-07
   days on market $155,000 Active 9 DOM
4. 2026-06-07
   days on market $155,000 Active 8 DOM
5. 2026-06-04
   days on market $155,000 Active 5 DOM
6. 2026-06-02
   days on market $155,000 Active 4 DOM
7. 2026-06-01
   days on market $155,000 Active 3 DOM
8. 2026-05-31
   days on market $155,000 Active 2 DOM
9. 2026-05-29
   listed $155,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,509
• Taxable loss: −$1,510
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,410/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home with 4 bedrooms and 1.5 bathrooms offers a good condition and potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can make the home look more appealing
• Both Replace the front porch railings — New railings can improve safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can make the home look more appealing ↑
• Both Replace the front porch railings — New railings can improve safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Potsdam Central School District
• NCES district ID: 3623670
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 66% ▲ 12.00%
• Median HH income: $44,144
• Composite: 50.05/100
• National rank: #1915
• State rank: #258 of 590 in NY

Livability — Parishville

• Score: 60/100
• State rank: #997
• US rank: #19460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,408

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 48.01%
• Current HPI: 318.7704
• 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

• 2026-05-29 Listed $155,000 SLCMLS