58 Coulon Dr · Parishville, NY 13672

$115,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 403 Days on market

Built 1970 5,227 sqft lot $106/sqft · 78% 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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED on this cozy 2 bedroom, 1 bath cottage it is the ideal spot situated in the Adirondack Park. This turnkey camp is 5 miles from the Cedar Lodge where you can get a cold drink, a hot meal or meet up with your friends and hit the trails. Do you love fishing? You are 10 minutes from 5 reservoirs with some of the best fishing and boating waters in the Adirondacks. Into Snowmobiling? Located within the St. Lawrence County trail system. Stepping into the cottage the open floor plan lends itself to Adirondack charm. There is a spacious kitchen with a breakfast bar, which is open to the living room. There are 2 bedrooms and a full bath on the main floor, with a loft for extra sleeping area. There is an enclosed porch that needs some attention but could be made into extra living space. Don't miss out on this one!

Key facts

• Open floor plan
• Turnkey camp
• Spacious kitchen

Tags

• TURNKEY CAMP
• 5 MILES FROM CEDAR LODGE
• 10 MINUTES FROM RESERVOIRS
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $41 ($490/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 $110k (4.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#997 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment C-, health & safety C-, crime F.
• Parishville-Hopkinton Central School District (rural): math 65% / reading 51% proficiency, ranked #326 of 755 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 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 $1k of equity ($795 loan paydown + $218 appreciation (0.2% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 403 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 403 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $516,245
• List price: $115,000
• Delta: -77.72%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $299
• Equity at exit: $34,486

10-year hold

• IRR: 5.6%
• Equity multiple: 1.62×
• Total profit: $20,009
• Equity at exit: $42,336

Cash invested: $32,200 (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 13672

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $41

Break-even live

Break-even rent $1,045

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $106	-5% $73	+0% $41	+5% $8	+10% $-24
Rent	-10% $-46	-5% $-2	+0% $41	+5% $84	+10% $127
Rate	-1.0pp $99	-0.5pp $70	base $41	+0.5pp $11	+1.0pp $-19

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $115,000 Active 403 DOM
2. 2026-06-18
   days on market $115,000 Active 401 DOM
3. 2026-06-17
   days on market $115,000 Active 400 DOM
4. 2026-06-16
   days on market $115,000 Active 399 DOM
5. 2026-06-15
   days on market $115,000 Active 398 DOM
6. 2026-06-13
   days on market $115,000 Active 396 DOM
7. 2026-06-12
   days on market $115,000 Active 395 DOM
8. 2026-06-09
   days on market $115,000 Active 392 DOM
9. 2026-06-08
   days on market $115,000 Active 391 DOM
10. 2026-06-07
    days on market $115,000 Active 390 DOM
11. 2026-06-07
    days on market $115,000 Active 389 DOM
12. 2026-06-04
    days on market $115,000 Active 386 DOM
13. 2026-06-02
    days on market $115,000 Active 385 DOM
14. 2026-06-01
    days on market $115,000 Active 384 DOM
15. 2026-05-31
    days on market $115,000 Active 383 DOM
16. 2025-10-17
    price $115,000 828-char remark

    Show marketing remark (828 chars)

    PRICE REDUCED on this cozy 2 bedroom, 1 bath cottage it is the ideal spot situated in the Adirondack Park. This turnkey camp is 5 miles from the Cedar Lodge where you can get a cold drink, a hot meal or meet up with your friends and hit the trails. Do you love fishing? You are 10 minutes from 5 reservoirs with some of the best fishing and boating waters in the Adirondacks. Into Snowmobiling? Located within the St. Lawrence County trail system. Stepping into the cottage the open floor plan lends itself to Adirondack charm. There is a spacious kitchen with a breakfast bar, which is open to the living room. There are 2 bedrooms and a full bath on the main floor, with a loft for extra sleeping area. There is an enclosed porch that needs some attention but could be made into extra living space. Don't miss out on this one!

17. 2025-05-30
    price $119,000 828-char remark

    Show marketing remark (828 chars)

    PRICE REDUCED on this cozy 2 bedroom, 1 bath cottage it is the ideal spot situated in the Adirondack Park. This turnkey camp is 5 miles from the Cedar Lodge where you can get a cold drink, a hot meal or meet up with your friends and hit the trails. Do you love fishing? You are 10 minutes from 5 reservoirs with some of the best fishing and boating waters in the Adirondacks. Into Snowmobiling? Located within the St. Lawrence County trail system. Stepping into the cottage the open floor plan lends itself to Adirondack charm. There is a spacious kitchen with a breakfast bar, which is open to the living room. There are 2 bedrooms and a full bath on the main floor, with a loft for extra sleeping area. There is an enclosed porch that needs some attention but could be made into extra living space. Don't miss out on this one!

18. 2025-05-14
    listed $129,000 Active 828-char remark

    Show marketing remark (828 chars)

    PRICE REDUCED on this cozy 2 bedroom, 1 bath cottage it is the ideal spot situated in the Adirondack Park. This turnkey camp is 5 miles from the Cedar Lodge where you can get a cold drink, a hot meal or meet up with your friends and hit the trails. Do you love fishing? You are 10 minutes from 5 reservoirs with some of the best fishing and boating waters in the Adirondacks. Into Snowmobiling? Located within the St. Lawrence County trail system. Stepping into the cottage the open floor plan lends itself to Adirondack charm. There is a spacious kitchen with a breakfast bar, which is open to the living room. There are 2 bedrooms and a full bath on the main floor, with a loft for extra sleeping area. There is an enclosed porch that needs some attention but could be made into extra living space. Don't miss out on this one!

19. 2025-03-19
    historical
20. 2025-03-09
    historical
21. 2024-10-23
    price $129,000
22. 2024-10-08
    price $129,000
23. 2024-03-26
    price $139,000
24. 2024-03-25
    price $139,000
25. 2024-01-25
    listed $149,000 Active
26. 2023-12-09
    listed $149,000 Active
27. 2023-09-01
    historical
28. 2023-05-22
    price $149,000
29. 2023-04-15
    price $210,000
30. 2023-03-20
    listed $225,000 Active
31. 2021-04-14
    soldstatus $93,500
32. 2021-04-06
    soldstatus $93,500
33. 2020-07-27
    listed $99,900
34. 2020-07-18
    historical
35. 2019-07-21
    listed $99,900
36. 2015-12-22
    historical
37. 2015-06-22
    listed $300,000

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,158
• − Mortgage interest: −$6,442
• − Property taxes: −$2,093
• − Insurance: −$575
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,345
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $827/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: Parishville-Hopkinton Central School District
• NCES district ID: 3622440
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $43,130
• Composite: 50.48/100
• National rank: #3989
• State rank: #326 of 755 in NY

Livability — Parishville

• Score: 60/100
• State rank: #997
• US rank: #19460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 408

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 2%
• Common ancestry: Lithuanian 17% Iranian 7% Slovak 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: ▲ 0.19%
• Current HPI: 286.5225
• 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

-61.7% since first listed

22 events — show timeline

• 2025-10-17 Price Changed $115,000 SLCMLS
• 2025-05-30 Price Changed $119,000 SLCMLS
• 2025-05-14 Listed $129,000 SLCMLS
• 2025-03-19 Listing Removed — CNYIS
• 2025-03-09 Listing Removed — CNYIS
• 2024-10-23 Price Changed $129,000 CNYIS
• 2024-10-08 Price Changed $129,000 SLCMLS
• 2024-03-26 Price Changed $139,000 SLCMLS
• 2024-03-25 Price Changed $139,000 CNYIS
• 2024-01-25 Listed $149,000 CNYIS
• 2023-12-09 Listed $149,000 SLCMLS
• 2023-09-01 Listing Removed — CNYIS
• 2023-05-22 Price Changed $149,000 CNYIS
• 2023-04-15 Price Changed $210,000 CNYIS
• 2023-03-20 Listed $225,000 CNYIS
• 2021-04-14 Sold (Public Records) $93,500 Public Records
• 2021-04-06 Sold (MLS) $93,500 CNYIS
• 2020-07-27 Listed $99,900 CNYIS
• 2020-07-18 Listing Removed — CNYIS
• 2019-07-21 Listed $99,900 CNYIS
• 2015-12-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-06-22 Listed $300,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,093 · +2.1% YoY. Source: county tax records.