151 West Cotter Rd · Brasher Falls, NY 13613

$57,500

2 bd · 1.0 ba · 460 sqft · SingleFamily public records · 413 Days on market

Built 1950 6,075 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked along the steady flow of the Deer River, this classic riverside cabin—known as Riversong—offers a simple, peaceful place to unplug. You’ll hear the river moving over the rocks and winding past the cottage—day and night. To experience this property, use this link for a 3D Tour https://northcountry360tours.com/151WestCotterRd The location is a standout—just a short drive to expansive state lands—making it a perfect base camp for hunting, hiking, and all-season adventure. There are nearby trails for UTV’s and snowmobiling. Whether you’re scouting the woods or rolling in for the weekend with a truck full of gear, Riversong delivers the kind of no-fuss getaway that’s hard to find. Right out back the riverside of the cottage offers a private spot to kick back and watch the water move by, with a panoramic forest view across the way. The cottage features a half bath serviced by a 300-gallon holding tank, ensuring convenience without compromising on charm. The kitchen is well appointed with ample counter and cabinet space, providing a cozy spot for meals, especially on rainy days. In the living room, a standalone propane gas stove takes the edge off the chill, while vaulted ceilings with a ceiling fan add to the airy ambiance. Adjacent to the living room, a sunroom with sliding doors seamlessly blend the indoors with the outdoors, inviting nature to become a part of daily life. The bedroom, located off the kitchen on the riverside, ensures that the gentle lullaby of the river will soothe you to sleep each night. The cottage is furnished and stocked, so it’s ready to use and enjoy from day one. A storage shed on the property houses the water pump, which draws water from the river. Although the water is untreated and non-potable, it serves as a reminder of the simplicity and natural beauty that defines Riversong. This delightful cottage offers an affordable opportunity to own your own retreat and truly immerse yourself in the tranquility of nature.

Key facts

• Half bath
• Lush panoramic view
• Private oasis

Tags

• PRIVATE OASIS
• LUSH PANORAMIC VIEW
• HALF BATH
• 300 GALLON HOLDING TANK
• STANDALONE PROPANE GAS STOVE
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#941 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety C-, employment D, crime F.
• Brasher Falls Central School District (rural): math 39% / reading 45% proficiency, ranked #499 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 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 $3k of equity ($398 loan paydown + $2k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 413 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 413 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.00×
• Total profit: $16,059
• Equity at exit: $29,793

10-year hold

• IRR: 17.2%
• Equity multiple: 3.83×
• Total profit: $45,553
• Equity at exit: $49,247

Cash invested: $16,100 (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 13613

• Home prices YoY: 1.4%
• Active inventory: 25
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$24
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $83

Break-even live

Break-even rent $721

Max offer price $57,500

Occupancy floor 85%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $57,500 Active 413 DOM
2. 2026-06-17
   days on market $57,500 Active 412 DOM
3. 2026-06-16
   days on market $57,500 Active 411 DOM
4. 2026-06-15
   days on market $57,500 Active 410 DOM
5. 2026-06-13
   days on market $57,500 Active 408 DOM
6. 2026-06-12
   days on market $57,500 Active 407 DOM
7. 2026-06-09
   days on market $57,500 Active 404 DOM
8. 2026-06-08
   days on market $57,500 Active 403 DOM
9. 2026-06-07
   days on market $57,500 Active 402 DOM
10. 2026-06-07
    days on market $57,500 Active 401 DOM
11. 2026-06-04
    days on market $57,500 Active 398 DOM
12. 2026-06-02
    days on market $57,500 Active 397 DOM
13. 2026-06-01
    days on market $57,500 Active 396 DOM
14. 2026-05-31
    days on market $57,500 Active 395 DOM
15. 2026-04-29
    price $57,500 2040-char remark

    Show marketing remark (2040 chars)

    Tucked along the steady flow of the Deer River, this classic riverside cabin—known as Riversong—offers a simple, peaceful place to unplug. You’ll hear the river moving over the rocks and winding past the cottage—day and night. To experience this property, use this link for a 3D Tour https://northcountry360tours.com/151WestCotterRd The location is a standout—just a short drive to expansive state lands—making it a perfect base camp for hunting, hiking, and all-season adventure. There are nearby trails for UTV’s and snowmobiling. Whether you’re scouting the woods or rolling in for the weekend with a truck full of gear, Riversong delivers the kind of no-fuss getaway that’s hard to find. Right out back the riverside of the cottage offers a private spot to kick back and watch the water move by, with a panoramic forest view across the way. The cottage features a half bath serviced by a 300-gallon holding tank, ensuring convenience without compromising on charm. The kitchen is well appointed with ample counter and cabinet space, providing a cozy spot for meals, especially on rainy days. In the living room, a standalone propane gas stove takes the edge off the chill, while vaulted ceilings with a ceiling fan add to the airy ambiance. Adjacent to the living room, a sunroom with sliding doors seamlessly blend the indoors with the outdoors, inviting nature to become a part of daily life. The bedroom, located off the kitchen on the riverside, ensures that the gentle lullaby of the river will soothe you to sleep each night. The cottage is furnished and stocked, so it’s ready to use and enjoy from day one. A storage shed on the property houses the water pump, which draws water from the river. Although the water is untreated and non-potable, it serves as a reminder of the simplicity and natural beauty that defines Riversong. This delightful cottage offers an affordable opportunity to own your own retreat and truly immerse yourself in the tranquility of nature.

16. 2025-10-01
    price $59,900 2040-char remark

    Show marketing remark (2040 chars)

    Tucked along the steady flow of the Deer River, this classic riverside cabin—known as Riversong—offers a simple, peaceful place to unplug. You’ll hear the river moving over the rocks and winding past the cottage—day and night. To experience this property, use this link for a 3D Tour https://northcountry360tours.com/151WestCotterRd The location is a standout—just a short drive to expansive state lands—making it a perfect base camp for hunting, hiking, and all-season adventure. There are nearby trails for UTV’s and snowmobiling. Whether you’re scouting the woods or rolling in for the weekend with a truck full of gear, Riversong delivers the kind of no-fuss getaway that’s hard to find. Right out back the riverside of the cottage offers a private spot to kick back and watch the water move by, with a panoramic forest view across the way. The cottage features a half bath serviced by a 300-gallon holding tank, ensuring convenience without compromising on charm. The kitchen is well appointed with ample counter and cabinet space, providing a cozy spot for meals, especially on rainy days. In the living room, a standalone propane gas stove takes the edge off the chill, while vaulted ceilings with a ceiling fan add to the airy ambiance. Adjacent to the living room, a sunroom with sliding doors seamlessly blend the indoors with the outdoors, inviting nature to become a part of daily life. The bedroom, located off the kitchen on the riverside, ensures that the gentle lullaby of the river will soothe you to sleep each night. The cottage is furnished and stocked, so it’s ready to use and enjoy from day one. A storage shed on the property houses the water pump, which draws water from the river. Although the water is untreated and non-potable, it serves as a reminder of the simplicity and natural beauty that defines Riversong. This delightful cottage offers an affordable opportunity to own your own retreat and truly immerse yourself in the tranquility of nature.

17. 2025-06-19
    price $66,500 2040-char remark

    Show marketing remark (2040 chars)

    Tucked along the steady flow of the Deer River, this classic riverside cabin—known as Riversong—offers a simple, peaceful place to unplug. You’ll hear the river moving over the rocks and winding past the cottage—day and night. To experience this property, use this link for a 3D Tour https://northcountry360tours.com/151WestCotterRd The location is a standout—just a short drive to expansive state lands—making it a perfect base camp for hunting, hiking, and all-season adventure. There are nearby trails for UTV’s and snowmobiling. Whether you’re scouting the woods or rolling in for the weekend with a truck full of gear, Riversong delivers the kind of no-fuss getaway that’s hard to find. Right out back the riverside of the cottage offers a private spot to kick back and watch the water move by, with a panoramic forest view across the way. The cottage features a half bath serviced by a 300-gallon holding tank, ensuring convenience without compromising on charm. The kitchen is well appointed with ample counter and cabinet space, providing a cozy spot for meals, especially on rainy days. In the living room, a standalone propane gas stove takes the edge off the chill, while vaulted ceilings with a ceiling fan add to the airy ambiance. Adjacent to the living room, a sunroom with sliding doors seamlessly blend the indoors with the outdoors, inviting nature to become a part of daily life. The bedroom, located off the kitchen on the riverside, ensures that the gentle lullaby of the river will soothe you to sleep each night. The cottage is furnished and stocked, so it’s ready to use and enjoy from day one. A storage shed on the property houses the water pump, which draws water from the river. Although the water is untreated and non-potable, it serves as a reminder of the simplicity and natural beauty that defines Riversong. This delightful cottage offers an affordable opportunity to own your own retreat and truly immerse yourself in the tranquility of nature.

18. 2025-05-01
    listed $72,500 Active 2040-char remark

    Show marketing remark (2040 chars)

    Tucked along the steady flow of the Deer River, this classic riverside cabin—known as Riversong—offers a simple, peaceful place to unplug. You’ll hear the river moving over the rocks and winding past the cottage—day and night. To experience this property, use this link for a 3D Tour https://northcountry360tours.com/151WestCotterRd The location is a standout—just a short drive to expansive state lands—making it a perfect base camp for hunting, hiking, and all-season adventure. There are nearby trails for UTV’s and snowmobiling. Whether you’re scouting the woods or rolling in for the weekend with a truck full of gear, Riversong delivers the kind of no-fuss getaway that’s hard to find. Right out back the riverside of the cottage offers a private spot to kick back and watch the water move by, with a panoramic forest view across the way. The cottage features a half bath serviced by a 300-gallon holding tank, ensuring convenience without compromising on charm. The kitchen is well appointed with ample counter and cabinet space, providing a cozy spot for meals, especially on rainy days. In the living room, a standalone propane gas stove takes the edge off the chill, while vaulted ceilings with a ceiling fan add to the airy ambiance. Adjacent to the living room, a sunroom with sliding doors seamlessly blend the indoors with the outdoors, inviting nature to become a part of daily life. The bedroom, located off the kitchen on the riverside, ensures that the gentle lullaby of the river will soothe you to sleep each night. The cottage is furnished and stocked, so it’s ready to use and enjoy from day one. A storage shed on the property houses the water pump, which draws water from the river. Although the water is untreated and non-potable, it serves as a reminder of the simplicity and natural beauty that defines Riversong. This delightful cottage offers an affordable opportunity to own your own retreat and truly immerse yourself in the tranquility of nature.

19. 2020-10-26
    soldstatus $47,000
20. 2020-10-20
    soldstatus $47,000 1249-char remark

    Show marketing remark (1249 chars)

    COZY & CUTE ADIRONDACK COTTAGE ON THE DEER RIVER UNDER TOWERING TREES THAT IS VACATION-READY! If you are looking for an affordable waterfront retreat, then look no further! This Adirondack cottage was completely renovated in 2011 with additional recent updates. Although only 584 SF, it feels much larger with the open floor plan, the 12' ceiling in the living area and the dining area with several windows and french doors leading to the wonderful outdoor space. You will love all of the beautiful sounds of the outdoors with the abundance of birds and the rushing sounds of the Deer River. There are panoramic views of the forest across the river and the winding Deer River. All of the furnishings and appliances are included and it is vacation-ready. An added bonus is a 1987 Chevrolet Citation 31' Recreational Vehicle, which is in working condition and is used for guests. The owners will provide a cash payment at the time of closing for a drilled well. Possible short term owner financing with acceptable terms and substantial deposit. In addition to swimming and fishing in the Deer River, there is an abundance of recreational activities and trails in the area including the CC Dam Hiking trail and over 22,000 acres of State Forests.

21. 2020-10-20
    soldstatus $47,000

    Show marketing remark (1249 chars)

    COZY & CUTE ADIRONDACK COTTAGE ON THE DEER RIVER UNDER TOWERING TREES THAT IS VACATION-READY! If you are looking for an affordable waterfront retreat, then look no further! This Adirondack cottage was completely renovated in 2011 with additional recent updates. Although only 584 SF, it feels much larger with the open floor plan, the 12' ceiling in the living area and the dining area with several windows and french doors leading to the wonderful outdoor space. You will love all of the beautiful sounds of the outdoors with the abundance of birds and the rushing sounds of the Deer River. There are panoramic views of the forest across the river and the winding Deer River. All of the furnishings and appliances are included and it is vacation-ready. An added bonus is a 1987 Chevrolet Citation 31' Recreational Vehicle, which is in working condition and is used for guests. The owners will provide a cash payment at the time of closing for a drilled well. Possible short term owner financing with acceptable terms and substantial deposit. In addition to swimming and fishing in the Deer River, there is an abundance of recreational activities and trails in the area including the CC Dam Hiking trail and over 22,000 acres of State Forests.

22. 2019-06-07
    listed $59,000 1249-char remark

    Show marketing remark (1249 chars)

    COZY & CUTE ADIRONDACK COTTAGE ON THE DEER RIVER UNDER TOWERING TREES THAT IS VACATION-READY! If you are looking for an affordable waterfront retreat, then look no further! This Adirondack cottage was completely renovated in 2011 with additional recent updates. Although only 584 SF, it feels much larger with the open floor plan, the 12' ceiling in the living area and the dining area with several windows and french doors leading to the wonderful outdoor space. You will love all of the beautiful sounds of the outdoors with the abundance of birds and the rushing sounds of the Deer River. There are panoramic views of the forest across the river and the winding Deer River. All of the furnishings and appliances are included and it is vacation-ready. An added bonus is a 1987 Chevrolet Citation 31' Recreational Vehicle, which is in working condition and is used for guests. The owners will provide a cash payment at the time of closing for a drilled well. Possible short term owner financing with acceptable terms and substantial deposit. In addition to swimming and fishing in the Deer River, there is an abundance of recreational activities and trails in the area including the CC Dam Hiking trail and over 22,000 acres of State Forests.

23. 2019-06-07
    listed $59,000

    Show marketing remark (1249 chars)

    COZY & CUTE ADIRONDACK COTTAGE ON THE DEER RIVER UNDER TOWERING TREES THAT IS VACATION-READY! If you are looking for an affordable waterfront retreat, then look no further! This Adirondack cottage was completely renovated in 2011 with additional recent updates. Although only 584 SF, it feels much larger with the open floor plan, the 12' ceiling in the living area and the dining area with several windows and french doors leading to the wonderful outdoor space. You will love all of the beautiful sounds of the outdoors with the abundance of birds and the rushing sounds of the Deer River. There are panoramic views of the forest across the river and the winding Deer River. All of the furnishings and appliances are included and it is vacation-ready. An added bonus is a 1987 Chevrolet Citation 31' Recreational Vehicle, which is in working condition and is used for guests. The owners will provide a cash payment at the time of closing for a drilled well. Possible short term owner financing with acceptable terms and substantial deposit. In addition to swimming and fishing in the Deer River, there is an abundance of recreational activities and trails in the area including the CC Dam Hiking trail and over 22,000 acres of State Forests.

24. 2011-06-24
    soldstatus $14,000
25. 2002-08-06
    soldstatus $17,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $9,916
• − Mortgage interest: −$3,221
• − Property taxes: −$1,424
• − Insurance: −$1,790
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$1,673
• Taxable income: $221
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $948/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: Brasher Falls Central School District
• NCES district ID: 3627960
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $43,069
• Composite: 35.47/100
• National rank: #4926
• State rank: #499 of 590 in NY

Livability — Brasher Falls

• Score: 61/100
• State rank: #941
• US rank: #18313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,733

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 20% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2%

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: ▲ 4.19%
• Current HPI: 299.3344
• 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

+238.2% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $57,500 SLCMLS
• 2025-10-01 Price Changed $59,900 SLCMLS
• 2025-06-19 Price Changed $66,500 SLCMLS
• 2025-05-01 Listed $72,500 SLCMLS
• 2020-10-26 Sold (Public Records) $47,000 Public Records
• 2020-10-20 Sold (MLS) $47,000 ACVMLS
• 2020-10-20 Sold (MLS) $47,000 SLCMLS
• 2019-06-07 Listed $59,000 ACVMLS
• 2019-06-07 Listed $59,000 SLCMLS
• 2011-06-24 Sold (Public Records) $14,000 Public Records
• 2002-08-06 Sold (Public Records) $17,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,424 · -0.5% YoY. Source: county tax records.