312 Mcintyre Rd · Parishville, NY 13697

$99,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 290 Days on market

Built 1986 5.90 ac lot $79/sqft · 48% below area Est $190k · 48% under ↓ 21% since listing

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Why this score? — see what drove the A- 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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +9.0/10.0
• Appreciation +8.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

Key facts

• 5.9 acre lot
• Garage
• Built 1986

Tags

• DETACHED TWO-CAR GARAGE
• COZY WOODSTOVE IN DINING AREA
• LARGE FRONT AND BACK DECKS
• PRIVACY AND NATURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

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.
• Parishville-Hopkinton Central School District (rural): math 65% / reading 51% proficiency, ranked #326 of 755 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 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 $7k of equity ($684 loan paydown + $6k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 5.9

CMA / ARV

• ARV (median comp): $190,218
• List price: $99,000
• Delta: -47.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.52×
• Total profit: $42,158
• Equity at exit: $62,697

10-year hold

• IRR: 21.7%
• Equity multiple: 5.11×
• Total profit: $114,012
• Equity at exit: $114,099

Cash invested: $27,720 (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 13697

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$275 /mo · $3,306/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $204

Break-even live

Break-even rent $1,128

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $260	-5% $232	+0% $204	+5% $176	+10% $148
Rent	-10% $94	-5% $149	+0% $204	+5% $259	+10% $314
Rate	-1.0pp $254	-0.5pp $229	base $204	+0.5pp $178	+1.0pp $152

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   status Active 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

2. 2025-10-24
   status Pending 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

3. 2025-10-17
   status Active 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

4. 2025-09-15
   status Pending 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

5. 2025-08-30
   price $99,000 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

6. 2025-04-23
   status Active 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

7. 2025-01-28
   status Pending 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

8. 2024-09-29
   listed $125,000 Active 1568-char remark

   Show marketing remark (1568 chars)

   Through no fault of the house or sellers, this property is back on the market. Nestled in a serene wooded setting next to Trout Brook, 312 McIntyre Rd. in Winthrop, NY offers a peaceful retreat on ~5.8 acres of land. Set back from the road, this property features a detached two-car garage with storage above. Inside, there is some work to be done. The spacious kitchen opens to a dining area overlooking the brook. The home boasts three distinct living areas: one with built-in bookshelves, a skylight, and access to an enclosed front porch; the second with storage space and a spiral staircase that leads to an upstairs loft/bedroom; the third with a partially vaulted ceiling, knotty pine details, and large floor-to-ceiling windows that flood the room with natural light. Also on the main floor, you'll find a bedroom with a sliding glass door to a private deck overlooking a tranquil brook, as well as a room that is large enough to be a bedroom, second bathroom or laundry room. A spacious full bathroom with a tub completes the main level. The upstairs spaces are accessed by either of the staircases and the rooms are sectioned into two distinct spaces. Up the main staircase is a light-filled space that was used as a sleeping area with two large closets. The other portion of the second floor was also used as a sleeping area and offers a cozy, yet large space. Outside, enjoy the large front and back decks, a workshop, and a covered lean-to for extra storage. This property offers privacy and a natural setting, perfect for those seeking a peaceful escape.

ⓘ 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: $3,306 · $275/mo
• Projected year-2 tax: $3,306 · $275/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 · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 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: $16,640
• − Mortgage interest: −$5,546
• − Property taxes: −$3,306
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,880
• Taxable income: $1,084
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,188/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: Parishville-Hopkinton Central School District
• NCES district ID: 3622440
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $43,130
• Composite: 50.48/100
• National rank: #3989
• State rank: #326 of 755 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): 1,951

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 11% Slovak 5% German 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▲ 6.07%
• Current HPI: 305.4251
• 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

-20.8% since first listed

8 events — show timeline

• 2026-05-05 Relisted — SLCMLS
• 2025-10-24 Pending — SLCMLS
• 2025-10-17 Relisted — SLCMLS
• 2025-09-15 Pending — SLCMLS
• 2025-08-30 Price Changed $99,000 SLCMLS
• 2025-04-23 Relisted — SLCMLS
• 2025-01-28 Pending — SLCMLS
• 2024-09-29 Listed $125,000 SLCMLS

Property tax history

+3.3%/yr

Latest (2025): $3,306 · +11.7% YoY. Source: county tax records.