3917 State Hwy 56 · Colton, NY 13687

$19,900

6 bd · 1.0 ba · 2,252 sqft · SingleFamily public records · 75 Days on market

Built 1900 0.27 ac lot $9/sqft · 88% below area

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom house in the village of South Colton. Home has ben vacant for a few years and will need repairs. Located within walking distance to Restaurants, Post Office and Recreation Fields. South Colton is located in the foot hills of the Adirondack mountains. Higley Flow State Park is 3 miles away with access to camping and the Raquette River. Call to set up a showing today.

Key facts

• Raquette river
• Access to camping
• 0.27 acre lot

Tags

• ACCESS TO CAMPING
• RAQUETTE RIVER

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#577 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Colton-Pierrepont Central School District (rural): math 60% / reading 50% proficiency, ranked #365 of 755 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 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 $621 of equity ($138 loan paydown + $483 appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $20k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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: 7.19% ✓
• Cap rate: 64.56%
• Cash-on-cash: 208.10%
• DSCR: 10.26
• GRM: 1.2

CMA / ARV

• ARV (median comp): $162,297
• List price: $19,900
• Delta: -87.74%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.38×
• Total profit: $63,383
• Equity at exit: $8,316

10-year hold

• IRR: —
• Equity multiple: 26.16×
• Total profit: $140,200
• Equity at exit: $12,345

Cash invested: $5,572 (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 13687

• Home prices YoY: 0.7%
• Active inventory: 1
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $966

Break-even live

Break-even rent $207

Max offer price $19,900

Occupancy floor 27%

Sensitivity live

Price	-10% $978	-5% $972	+0% $966	+5% $961	+10% $955
Rent	-10% $853	-5% $910	+0% $966	+5% $1,023	+10% $1,079
Rate	-1.0pp $976	-0.5pp $971	base $966	+0.5pp $961	+1.0pp $956

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $19,900 Active 75 DOM
2. 2026-06-21
   days on market $19,900 Active 74 DOM
3. 2026-06-18
   days on market $19,900 Active 72 DOM
4. 2026-06-17
   days on market $19,900 Active 71 DOM
5. 2026-06-16
   days on market $19,900 Active 70 DOM
6. 2026-06-15
   days on market $19,900 Active 69 DOM
7. 2026-06-13
   days on market $19,900 Active 67 DOM
8. 2026-06-12
   days on market $19,900 Active 66 DOM
9. 2026-06-09
   days on market $19,900 Active 63 DOM
10. 2026-06-08
    days on market $19,900 Active 62 DOM
11. 2026-06-07
    days on market $19,900 Active 61 DOM
12. 2026-06-07
    days on market $19,900 Active 60 DOM
13. 2026-06-04
    days on market $19,900 Active 57 DOM
14. 2026-06-02
    days on market $19,900 Active 56 DOM
15. 2026-06-01
    days on market $19,900 Active 55 DOM
16. 2026-05-31
    days on market $19,900 Active 54 DOM
17. 2026-04-07
    listed $29,900 Active 378-char remark

    Show marketing remark (378 chars)

    3 Bedroom house in the village of South Colton. Home has ben vacant for a few years and will need repairs. Located within walking distance to Restaurants, Post Office and Recreation Fields. South Colton is located in the foot hills of the Adirondack mountains. Higley Flow State Park is 3 miles away with access to camping and the Raquette River. Call to set up a showing today.

18. 2022-06-17
    soldstatus $11,900 413-char remark

    Show marketing remark (413 chars)

    3 bedroom house in the village of South Colton on a quarter of an acre. The property will need some TLC. The kitchen has a blank foot print, the living room is large. All bedrooms are upstairs. Located in the center of the village, you are within walking distance to post office, restaurants and recreation fields. South Colton is located in the foot hills of the Adirondack Mountains. Sate park is 3 miles away.

19. 2022-04-12
    listed $11,900 413-char remark

    Show marketing remark (413 chars)

    3 bedroom house in the village of South Colton on a quarter of an acre. The property will need some TLC. The kitchen has a blank foot print, the living room is large. All bedrooms are upstairs. Located in the center of the village, you are within walking distance to post office, restaurants and recreation fields. South Colton is located in the foot hills of the Adirondack Mountains. Sate park is 3 miles away.

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/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 6/10 Major FEMA zone X · 92% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $17,167
• − Mortgage interest: −$1,115
• − Property taxes: −$615
• − Insurance: −$100
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$579
• Taxable income: $12,012
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $8,712/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: Colton-Pierrepont Central School District
• NCES district ID: 3608100
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $49,731
• Composite: 48.74/100
• National rank: #4544
• State rank: #365 of 755 in NY

Livability — Colton

• Score: 67/100
• State rank: #577
• US rank: #10406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 421

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 6% German 4% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · French/Haitian/Cajun 4%

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: ▲ 2.43%
• Current HPI: 359.3514
• 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

+151.3% since first listed

3 events — show timeline

• 2026-04-07 Listed $29,900 SLCMLS
• 2022-06-17 Sold (MLS) $11,900 SLCMLS
• 2022-04-12 Listed $11,900 SLCMLS

Property tax history

-3.8%/yr

Latest (2025): $615 · +5.3% YoY. Source: county tax records.