24491 County Route 53 · Glen Park, NY 13601

$135,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 21 Days on market

Built 1820 9,960 sqft lot Est $105k · 29% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Check out this absolutely charming, turn key home in Brownville! This one level home offers a well equipped kitchen with plenty of counter space plus room for a table. The living room is a great size and plus there are 2 bedrooms and a full bath. The front porch is the perfect place to set ups rocking chair and enjoy. Set back in off the road , this sweet little house is just perfect whether you’re just getting start or even down sizing! Check it out you’ll be happy you did!!

Key facts

• Front porch
• 9,960 sq ft lot
• Built 1820

Tags

• WELL EQUIPPED KITCHEN
• PLENTY OF COUNTER SPACE
• GREAT SIZE LIVING ROOM
• FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story (1 story); Resale property
• Construction: Stone construction; Stone foundation
• Exterior features: Gravel driveway; Leased propane tank; Covered porch; Shed(s)/storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $131k (3.0% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,002 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: schools F, crime F, amenities F.
• General Brown Central School District (rural): math 39% / reading 57% proficiency, ranked #407 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 223 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,893 (3.0% below list)

Questions for the listing agent

1. Built in 1820 — 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 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $104,958
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24491 County Route 53	0.00mi	2/1.0	882 (0%)	16mo	$105,000	$119	86

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-5,229
• Equity at exit: $20,129

10-year hold

• IRR: 10.9%
• Equity multiple: 2.04×
• Total profit: $39,426
• Equity at exit: $11,672

Cash invested: $37,800 (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 13601

• Home prices YoY: -5.6%
• Rents YoY: 10.0%
• Active inventory: 223
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $153

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $135,000 Active 21 DOM
2. 2026-06-18
   days on market $135,000 Active 20 DOM
3. 2026-06-17
   days on market $135,000 Active 19 DOM
4. 2026-06-16
   days on market $135,000 Active 18 DOM
5. 2026-06-15
   days on market $135,000 Active 17 DOM
6. 2026-06-14
   days on market $135,000 Active 15 DOM
7. 2026-06-13
   price $135,000 Active 14 DOM
8. 2026-06-12
   days on market $139,900 Active 14 DOM
9. 2026-06-09
   days on market $139,900 Active 11 DOM
10. 2026-06-08
    days on market $139,900 Active 10 DOM
11. 2026-06-07
    days on market $139,900 Active 9 DOM
12. 2026-06-02
    days on market $139,900 Active 4 DOM
13. 2026-06-01
    days on market $139,900 Active 3 DOM
14. 2026-05-31
    days on market $139,900 Active 2 DOM
15. 2026-05-29
    listed $139,900 Active
16. 2025-03-23
    historical $1,200
17. 2025-02-20
    listed $1,300
18. 2025-02-19
    soldstatus $105,000
19. 2021-10-22
    soldstatus $65,000
20. 2014-08-28
    soldstatus $64,800
21. 2009-11-25
    soldstatus $38,000
22. 2009-05-15
    soldstatus $22,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$439/yr (+$37/mo · 31.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,707
• − Mortgage interest: −$7,562
• − Property taxes: −$1,403
• − Insurance: −$675
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,927
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,925/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: General Brown Central School District
• NCES district ID: 3611910
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $57,237
• Composite: 41.75/100
• National rank: #3398
• State rank: #407 of 590 in NY

Livability — Glen Park

• Score: 60/100
• State rank: #1002
• US rank: #19534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 47,417 people
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 36,839
• Household income: $58,791
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1634.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -18.86%
• Current HPI: 316.636
• Rent YoY: ▲ 9.96%
• Metro: Watertown-Fort Drum, NY
• 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

+535.9% since first listed

8 events — show timeline

• 2026-05-29 Listed $139,900 CNYIS
• 2025-03-23 Rental Removed $1,200 CNYIS
• 2025-02-20 Listed for Rent $1,300 CNYIS
• 2025-02-19 Sold (Public Records) $105,000 Public Records
• 2021-10-22 Sold (Public Records) $65,000 Public Records
• 2014-08-28 Sold (Public Records) $64,800 Public Records
• 2009-11-25 Sold (Public Records) $38,000 Public Records
• 2009-05-15 Sold (Public Records) $22,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,403 · +1.8% YoY. Source: county tax records.