13561 French Settlement Rd · Harrisville, NY 13648

$149,900

1 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 236 Days on market

Built 1987 0.55 ac lot $103/sqft · 64% below area

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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 +9.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

Key facts

• Large deck
• 0.55 acre lot
• Garage

Tags

• MODERN EAT-IN KITCHEN
• FINISHED WALK-OUT BASEMENT
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.7% below list).
• Recommended offer: $128k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,020 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D, crime F.
• Harrisville Central School District (rural): math 35% / reading 40% proficiency, ranked #673 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 110 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Lewis County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $150k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $127,879 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
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: 0.85% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (median comp): $418,704
• List price: $149,900
• Delta: -64.20%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.71×
• Total profit: $29,809
• Equity at exit: $86,829

10-year hold

• IRR: 12.2%
• Equity multiple: 3.27×
• Total profit: $95,147
• Equity at exit: $151,434

Cash invested: $41,972 (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 13648

• Home prices YoY: 1.6%
• Active inventory: 26
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-103

Break-even live

Break-even rent $1,410

Max offer price $131,656

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   days on market $149,900 Active 236 DOM
2. 2026-06-07
   days on market $149,900 Active 235 DOM
3. 2026-06-05
   days on market $149,900 Active 233 DOM
4. 2026-06-04
   days on market $149,900 Active 231 DOM
5. 2026-06-02
   days on market $149,900 Active 230 DOM
6. 2026-06-01
   days on market $149,900 Active 229 DOM
7. 2026-05-31
   days on market $149,900 Active 228 DOM
8. 2026-04-11
   price $149,900 708-char remark

   Show marketing remark (708 chars)

   Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

9. 2026-02-23
   price $159,000 708-char remark

   Show marketing remark (708 chars)

   Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

10. 2025-12-13
    price $165,000 708-char remark

    Show marketing remark (708 chars)

    Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

11. 2025-11-04
    price $169,900 708-char remark

    Show marketing remark (708 chars)

    Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

12. 2025-10-15
    listed $179,900 Active 708-char remark

    Show marketing remark (708 chars)

    Discover country living at its finest!! This RANCH home features two bedrooms, 1.5 baths, a modern eat-in kitchen, two gas fireplaces, a finished walk-out basement with a w/ family room, a bonus room (or could be used as 3rd bedroom), and a large deck overlooking the spacious back yard. The property also comes with a detached one-car garage & two sheds for all your gear. Outdoor enthusiasts will appreciate the direct access to ATV and snowmobile trails. Whether you are seeking a peaceful year-round home, a welcoming weekend retreat, or a base for four-season recreation, this property makes it easy to enjoy the best of North Country living. Don't delay, call today to schedule your private tour.

13. 2014-02-21
    soldstatus $99,000
14. 2014-02-18
    soldstatus $99,000 584-char remark

    Show marketing remark (584 chars)

    Looking for that perfect house in the country? This lovely ranch style home has plenty of deer and wildlife all around it. It is in excellent condition with recent updates including: new kitchen and indoor jacuzzi room. Main floor has a living room with a gas fireplace, kitchen, full bathroom, master bedroom, and jacuzzi room (could also double as a second bedroom). Finished basement includes: family room, bedroom, and a half bathroom. * * Living area includes the 600' finished walk-out basement. Large wrap around deck. 1 stall detached garage and 2 storage buildings included.

15. 2013-05-28
    listed $99,900 584-char remark

    Show marketing remark (584 chars)

    Looking for that perfect house in the country? This lovely ranch style home has plenty of deer and wildlife all around it. It is in excellent condition with recent updates including: new kitchen and indoor jacuzzi room. Main floor has a living room with a gas fireplace, kitchen, full bathroom, master bedroom, and jacuzzi room (could also double as a second bedroom). Finished basement includes: family room, bedroom, and a half bathroom. * * Living area includes the 600' finished walk-out basement. Large wrap around deck. 1 stall detached garage and 2 storage buildings included.

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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 1/10 Low 7 d/yr ≥91°F today · 16 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: $15,345
• − Mortgage interest: −$8,397
• − Property taxes: −$3,180
• − Insurance: −$750
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,361
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $-328/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: Harrisville Central School District
• NCES district ID: 3613770
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $43,727
• Composite: 34.34/100
• National rank: #10205
• State rank: #673 of 755 in NY

Livability — Harrisville

• Score: 59/100
• State rank: #1020
• US rank: #19931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,236

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 26,126 people
• By 2030: 25,354 · -3.0%
• By 2040: 23,359 · -10.6%
• By 2050: 20,927 · -19.9%
• By 2075: 15,533 · -40.5%
• By 2100: 10,215 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 11% Slovak 9% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+44.4) · D 27.8% · R 72.2%
• 2008→2024 swing: -35.6pp toward R · 2008: -8.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+39.2 2016: R+39.6 2012: R+8.7 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 333.5396
• 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

+50.1% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $149,900 CNYIS
• 2026-02-23 Price Changed $159,000 CNYIS
• 2025-12-13 Price Changed $165,000 CNYIS
• 2025-11-04 Price Changed $169,900 CNYIS
• 2025-10-15 Listed $179,900 CNYIS
• 2014-02-21 Sold (Public Records) $99,000 Public Records
• 2014-02-18 Sold (MLS) $99,000 CNYIS
• 2013-05-28 Listed $99,900 CNYIS

Property tax history

+5.0%/yr

Latest (2025): $3,180 · +1.2% YoY. Source: county tax records.