7571 Church St · Lowville, NY 13367

$148,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 90 Days on market

Built 1890 10,601 sqft lot Est $202k · 27% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

CUTE! CUTE! CUTE! Don't wait to see this home! No nails, no hammer needed, just move right in! Located on quiet street with a large back yard, 3 bedrooms and 2 full baths and 2 stall garage with workshop addition it's just what you have been looking for. New flooring, along with a new natural gas furnace and water heater last year. Roof, siding and windows have all been replaced and wiring has been updated along with being fully insulated. All that's missing is you so make an appointment to see this one, you wont be disappointed!

Key facts

• 1st floor bedroom
• Spacious kitchen
• Full bath

Tags

• QUIET LOW TRAFFIC STREET
• SPACIOUS KITCHEN
• LARGE MUD ROOM
• 1ST FLOOR BEDROOM
• FULL BATH
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2 stories; Existing/resale property; Vinyl siding
• Construction: Stone foundation; Vinyl siding
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (approx. 0.2434 acres, 47 x 222)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Exhaust fan; Refrigerator
• Bedrooms: 1 main-level bedroom; Total rooms: 7 (includes bedroom, laundry, living room)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.0% below list).
• Recommended offer: $120k (19.1% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.5% in Lowville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#490 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-, crime B; Watch: health & safety D, amenities F, commute F.
• Lowville Academy & Central School District (town): math 51% / reading 54% proficiency, ranked #345 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lowville Elementary School (math 55% / reading 52%, grade C, #974 of 2,108 statewide, top 46%, 618 students, 50% FRL); Lowville Middle School (math 34% / reading 57%, grade D+, #337 of 729 statewide, top 47%, 297 students, 46% FRL); Lowville High School (math 98% / reading 30%, grade B-, #808 of 1,100 statewide, top 74%, 367 students, 44% FRL).
• Market conditions: 46 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Lewis County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,676 (19.1% 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 90 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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: 0.81% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $202,048
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5546 Shady Ave	0.14mi	3/1.5	1,202 (-8%)	4mo	$118,000	$98	74
5562 River St	0.19mi	3/2.5	1,211 (-8%)	16mo	$225,000	$186	64
5564 Trinity Ave	0.44mi	3/1.5	1,452 (+11%)	3mo	$165,000	$114	57
5600 Trinity Ave	0.52mi	3/1.0	1,194 (-9%)	3mo	$90,000	$75	54
7672 Sharp St	0.35mi	3/1.5	1,462 (+11%)	12mo	$225,000	$154	53
5557 Woodlawn Ave	0.55mi	3/1.5	1,440 (+10%)	17mo	$289,900	$201	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $70,463
• Equity at exit: $133,330

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $215,673
• Equity at exit: $287,531

Cash invested: $41,440 (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 13367

• Home prices YoY: 20.2%
• Active inventory: 46
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-160

Break-even live

Break-even rent $1,402

Max offer price $119,676

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-118	+0% $-160	+5% $-202	+10% $-244
Rent	-10% $-255	-5% $-208	+0% $-160	+5% $-113	+10% $-66
Rate	-1.0pp $-86	-0.5pp $-123	base $-160	+0.5pp $-199	+1.0pp $-238

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $148,000 Active 90 DOM
2. 2026-06-21
   days on market $148,000 Active 89 DOM
3. 2026-06-19
   days on market $148,000 Active 87 DOM
4. 2026-06-18
   days on market $148,000 Active 86 DOM
5. 2026-06-17
   days on market $148,000 Active 85 DOM
6. 2026-06-16
   days on market $148,000 Active 84 DOM
7. 2026-06-15
   days on market $148,000 Active 83 DOM
8. 2026-06-14
   days on market $148,000 Active 81 DOM
9. 2026-06-12
   days on market $148,000 Active 80 DOM
10. 2026-06-09
    days on market $148,000 Active 77 DOM
11. 2026-06-09
    price $148,000 Active 76 DOM
12. 2026-06-08
    days on market $159,900 Active 76 DOM
13. 2026-06-07
    days on market $159,900 Active 75 DOM
14. 2026-06-05
    days on market $159,900 Active 72 DOM
15. 2026-06-03
    days on market $159,900 Active 71 DOM
16. 2026-06-02
    days on market $159,900 Active 70 DOM
17. 2026-06-01
    days on market $159,900 Active 69 DOM
18. 2026-05-31
    days on market $159,900 Active 68 DOM
19. 2026-05-30
    days on market $159,900 Active 67 DOM
20. 2026-05-13
    price $159,900
21. 2026-04-20
    price $163,000
22. 2026-03-29
    price $169,000
23. 2026-03-24
    listed $174,000 Active
24. 2014-08-05
    soldstatus $110,000
25. 2014-07-31
    soldstatus $110,000 535-char remark

    Show marketing remark (535 chars)

    CUTE! CUTE! CUTE! Don't wait to see this home! No nails, no hammer needed, just move right in! Located on quiet street with a large back yard, 3 bedrooms and 2 full baths and 2 stall garage with workshop addition it's just what you have been looking for. New flooring, along with a new natural gas furnace and water heater last year. Roof, siding and windows have all been replaced and wiring has been updated along with being fully insulated. All that's missing is you so make an appointment to see this one, you wont be disappointed!

26. 2014-06-12
    listed $117,500 535-char remark

    Show marketing remark (535 chars)

    CUTE! CUTE! CUTE! Don't wait to see this home! No nails, no hammer needed, just move right in! Located on quiet street with a large back yard, 3 bedrooms and 2 full baths and 2 stall garage with workshop addition it's just what you have been looking for. New flooring, along with a new natural gas furnace and water heater last year. Roof, siding and windows have all been replaced and wiring has been updated along with being fully insulated. All that's missing is you so make an appointment to see this one, you wont be disappointed!

27. 2012-09-19
    soldstatus $70,000
28. 2012-09-17
    soldstatus $70,000 562-char remark

    Show marketing remark (562 chars)

    Older three BR 2 bath village home with new siding, new roof, new windows and new electrical since 2007 (part of the roof new in 2005). Has a large eat-in kitchen which includes the range and refrigerator. Washer and dryer are located in the first floor bath and are also included. There is a detached garage that will hold 2 vehicles and has a workshop section. The drive way is concrete. Property is not on a highly traveled street. With the siding, roof, windows and electrical all updated buyer can concentrate on interior updating and redecorating to taste.

29. 2012-07-16
    listed $78,900 562-char remark

    Show marketing remark (562 chars)

    Older three BR 2 bath village home with new siding, new roof, new windows and new electrical since 2007 (part of the roof new in 2005). Has a large eat-in kitchen which includes the range and refrigerator. Washer and dryer are located in the first floor bath and are also included. There is a detached garage that will hold 2 vehicles and has a workshop section. The drive way is concrete. Property is not on a highly traveled street. With the siding, roof, windows and electrical all updated buyer can concentrate on interior updating and redecorating to taste.

30. 2002-09-16
    soldstatus $40,000

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,241 · $270/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 17 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: $14,393
• − Mortgage interest: −$8,290
• − Property taxes: −$3,241
• − Insurance: −$740
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,305
• Taxable loss: −$4,487
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $-847/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: Lowville Academy & Central School District
• NCES district ID: 3617820
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $47,554
• Composite: 44.62/100
• National rank: #2773
• State rank: #345 of 590 in NY

Livability — Lowville

• Score: 69/100
• State rank: #490
• US rank: #8619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowville, NY
• Population (ZIP): 8,786

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 9% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 49.81%
• Current HPI: 296.4815
• 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

+299.8% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $159,900 CNYIS
• 2026-04-20 Price Changed $163,000 CNYIS
• 2026-03-29 Price Changed $169,000 CNYIS
• 2026-03-24 Listed $174,000 CNYIS
• 2014-08-05 Sold (Public Records) $110,000 Public Records
• 2014-07-31 Sold (MLS) $110,000 CNYIS
• 2014-06-12 Listed $117,500 CNYIS
• 2012-09-19 Sold (Public Records) $70,000 Public Records
• 2012-09-17 Sold (MLS) $70,000 CNYIS
• 2012-07-16 Listed $78,900 CNYIS
• 2002-09-16 Sold (Public Records) $40,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,241 · +6.1% YoY. Source: county tax records.