7 Island St · Edwards, NY 13635

$29,500

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 109 Days on market

Built 1929 0.28 ac lot ↓ 27% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful 1929 home is ready for a handyman to bring it back to its original glory. It has lots of windows that brightens up each space and gives glimpses of the beautiful nature around this home. There is a large entry room with an original oak staircase. The house has original doors, hardware, oak trim and oak wood floors. There is a large unfenced yard & a little below ground sandbox. The basement has a brand new sump pump installed. The dining room has a propane wall heater. The kitchen & bathroom are a blank canvas waiting for your own special touch to be added. Covered enclosed front & back porches. Directly across the street from hundreds of acres of forest. Just half a mile away is the Oswegatchie River. A pipe burst in January 2023. Remediation did a good job getting all the moisture removed from the home. We saved the cast iron bathtub & kitchen & bathroom sinks & raw cut amish wood. Unfortunately the furnace & Water heater will need to be replaced in the basement, since they were ruined with the water damage. Although this house needs work, it has such incredible potential. Don’t let this incredible Gem getaway.

Key facts

• 0.28 acre lot
• Built 1929
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,113 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, health & safety D, schools F.
• Edwards-Knox Central School District (rural): math 40% / reading 52% proficiency, ranked #454 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $978 of equity ($204 loan paydown + $774 appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $6k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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 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. 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: 4.15% ✓
• Cap rate: 33.97%
• Cash-on-cash: 98.85%
• DSCR: 5.40
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $89,262
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 New St	0.05mi	3/1.0	1,604 (+2%)	22mo	$43,000	$27	75
20 First St	0.59mi	3/1.0	1,392 (-11%)	12mo	$80,000	$57	44

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

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.61×
• Total profit: $46,377
• Equity at exit: $12,647

10-year hold

• IRR: —
• Equity multiple: 13.74×
• Total profit: $105,199
• Equity at exit: $19,023

Cash invested: $8,260 (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 13635

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $680

Break-even live

Break-even rent $363

Max offer price $29,500

Occupancy floor 39%

Sensitivity live

Price	-10% $784	-5% $774	+0% $680	+5% $672	+10% $664
Rent	-10% $584	-5% $632	+0% $680	+5% $729	+10% $777
Rate	-1.0pp $695	-0.5pp $688	base $680	+0.5pp $673	+1.0pp $665

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2024-05-23
   soldstatus $22,000 Closed 1193-char remark

   Show marketing remark (1193 chars)

   This beautiful 1929 home is ready for a handyman to bring it back to its original glory. It has lots of windows that brightens up each space and gives glimpses of the beautiful nature around this home. There is a large entry room with an original oak staircase. The house has original doors, hardware, oak trim and oak wood floors. There is a large unfenced yard & a little below ground sandbox. The basement has a brand new sump pump installed. The dining room has a propane wall heater. The kitchen & bathroom are a blank canvas waiting for your own special touch to be added. Covered enclosed front & back porches. Directly across the street from hundreds of acres of forest. Just half a mile away is the Oswegatchie River. A pipe burst in January 2023. Remediation did a good job getting all the moisture removed from the home. We saved the cast iron bathtub & kitchen & bathroom sinks & raw cut amish wood. Unfortunately the furnace & Water heater will need to be replaced in the basement, since they were ruined with the water damage. Although this house needs work, it has such incredible potential. Don’t let this incredible Gem getaway.

2. 2024-01-12
   status Pending
3. 2024-01-02
   historical 1193-char remark

   Show marketing remark (1193 chars)

   This beautiful 1929 home is ready for a handyman to bring it back to its original glory. It has lots of windows that brightens up each space and gives glimpses of the beautiful nature around this home. There is a large entry room with an original oak staircase. The house has original doors, hardware, oak trim and oak wood floors. There is a large unfenced yard & a little below ground sandbox. The basement has a brand new sump pump installed. The dining room has a propane wall heater. The kitchen & bathroom are a blank canvas waiting for your own special touch to be added. Covered enclosed front & back porches. Directly across the street from hundreds of acres of forest. Just half a mile away is the Oswegatchie River. A pipe burst in January 2023. Remediation did a good job getting all the moisture removed from the home. We saved the cast iron bathtub & kitchen & bathroom sinks & raw cut amish wood. Unfortunately the furnace & Water heater will need to be replaced in the basement, since they were ruined with the water damage. Although this house needs work, it has such incredible potential. Don’t let this incredible Gem getaway.

4. 2023-11-02
   price $29,500
5. 2023-09-18
   listed $35,000 Active
6. 2023-09-17
   listed $29,500 1193-char remark

   Show marketing remark (1193 chars)

   This beautiful 1929 home is ready for a handyman to bring it back to its original glory. It has lots of windows that brightens up each space and gives glimpses of the beautiful nature around this home. There is a large entry room with an original oak staircase. The house has original doors, hardware, oak trim and oak wood floors. There is a large unfenced yard & a little below ground sandbox. The basement has a brand new sump pump installed. The dining room has a propane wall heater. The kitchen & bathroom are a blank canvas waiting for your own special touch to be added. Covered enclosed front & back porches. Directly across the street from hundreds of acres of forest. Just half a mile away is the Oswegatchie River. A pipe burst in January 2023. Remediation did a good job getting all the moisture removed from the home. We saved the cast iron bathtub & kitchen & bathroom sinks & raw cut amish wood. Unfortunately the furnace & Water heater will need to be replaced in the basement, since they were ruined with the water damage. Although this house needs work, it has such incredible potential. Don’t let this incredible Gem getaway.

7. 2022-11-30
   soldstatus $28,000 771-char remark

   Show marketing remark (771 chars)

   This two-story, 3 bedroom home is located on a quiet street in the village of Edwards situated on a . 28 acre lot within walking distance of the Oswegatchie River public access. It has a very large backyard, freshly painted exterior, screened-in front porch, enclosed rear porch, hardwood floors & ceiling fans throughout. Recent improvements include kitchen cabinets in 2021, Thermo-Pride forced warm air furnace in 2013, 200A electrical panel in 2013, new plumbing and oil-fired water heater pump in 2015. Utilities available include public water and sewage, high speed internet and cable TV available service, and full strength 4G LTE AT & T & Verizon cellular service. $1377 total annual taxes are stated without the annual STAR exemption of $291.84.

8. 2022-10-07
   listed $30,000 771-char remark

   Show marketing remark (771 chars)

   This two-story, 3 bedroom home is located on a quiet street in the village of Edwards situated on a . 28 acre lot within walking distance of the Oswegatchie River public access. It has a very large backyard, freshly painted exterior, screened-in front porch, enclosed rear porch, hardwood floors & ceiling fans throughout. Recent improvements include kitchen cabinets in 2021, Thermo-Pride forced warm air furnace in 2013, 200A electrical panel in 2013, new plumbing and oil-fired water heater pump in 2015. Utilities available include public water and sewage, high speed internet and cable TV available service, and full strength 4G LTE AT & T & Verizon cellular service. $1377 total annual taxes are stated without the annual STAR exemption of $291.84.

9. 2015-02-02
   historical
10. 2014-07-10
    listed $59,999
11. 2007-07-05
    soldstatus $29,500
12. 2002-04-15
    soldstatus $31,020
13. 1994-06-28
    soldstatus $30,000

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,692
• − Mortgage interest: −$1,652
• − Property taxes: −$1,438
• − Insurance: −$148
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$858
• Taxable income: $8,245
• Est. tax owed @ 24.0%: −$1,979
• After-tax cash flow: $6,186/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: Edwards-Knox Central School District
• NCES district ID: 3600003
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 52% ▲ 20.00%
• Median HH income: $44,756
• Composite: 38.92/100
• National rank: #4091
• State rank: #454 of 590 in NY

Livability — Edwards

• Score: 56/100
• State rank: #1113
• US rank: #22828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwards, NY
• Population (ZIP): 1,283

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 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: ▲ 2.63%
• Current HPI: 327.8814
• 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

-26.7% since first listed

13 events — show timeline

• 2024-05-23 Sold (MLS) $22,000 SLCMLS
• 2024-01-12 Pending — CNYIS
• 2024-01-02 Delisted — SLCMLS
• 2023-11-02 Price Changed $29,500 CNYIS
• 2023-09-18 Listed $35,000 CNYIS
• 2023-09-17 Listed $29,500 SLCMLS
• 2022-11-30 Sold (MLS) $28,000 SLCMLS
• 2022-10-07 Listed $30,000 SLCMLS
• 2015-02-02 Listing Removed — CNYIS
• 2014-07-10 Listed $59,999 CNYIS
• 2007-07-05 Sold (Public Records) $29,500 Public Records
• 2002-04-15 Sold (Public Records) $31,020 Public Records
• 1994-06-28 Sold (Public Records) $30,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,438 · -2.0% YoY. Source: county tax records.