10430 US 11 · Brasher Falls, NY 13697

$49,000

2 bd · 1.0 ba · 933 sqft · SingleFamily · 20 Days on market

Built 1959 Fair condition 1.00 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Bring your vision and creativity to this country property situated on a peaceful 1-acre lot set back from the road for added privacy. Offering a quiet rural setting and plenty of outdoor space, this 2-bedroom, 1-bath home presents an excellent opportunity for buyers looking for a fixer-upper project. Inside, you'll find a spacious living area with a wood stove that serves as the home's sole heat source, creating a cozy gathering space during the colder months. A new drilled well was installed in 2026, providing an important recent improvement to the property. Outside, the level lot offers room to enjoy the outdoors and includes an above-ground pool, an oversized garage, and a storage shed.

Key facts

• Wood stove
• Quiet rural setting
• Above ground pool

Tags

• 1 ACRE LOT
• QUIET RURAL SETTING
• WOOD STOVE
• NEW DRILLED WELL
• ABOVE GROUND POOL
• OVERSIZED GARAGE

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Parking: Detached oversized 2-car garage
• Utilities: Private well water; Cable available
• Home design: Single-story residential property; Frontage approximately 100 feet
• Construction: Wood siding; Metal roof; Built with a single story
• Exterior features: Porch; Above-ground private pool; Level lot

Interior

• Kitchen: Refrigerator; Freezer
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Pantry
• Laundry & utility: Washer; Dryer; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% 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: 15 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 ($339 loan paydown + $3k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.85%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 4.69×
• Total profit: $50,681
• Equity at exit: $31,032

10-year hold

• IRR: 55.6%
• Equity multiple: 9.79×
• Total profit: $120,628
• Equity at exit: $56,473

Cash invested: $13,720 (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 13697

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $570

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 45%

Sensitivity live

Price	-10% $604	-5% $587	+0% $570	+5% $553	+10% $536
Rent	-10% $479	-5% $525	+0% $570	+5% $615	+10% $661
Rate	-1.0pp $595	-0.5pp $582	base $570	+0.5pp $557	+1.0pp $544

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $49,000 Active 20 DOM
2. 2026-06-18
   days on market $49,000 Active 18 DOM
3. 2026-06-17
   days on market $49,000 Active 17 DOM
4. 2026-06-16
   days on market $49,000 Active 16 DOM
5. 2026-06-15
   days on market $49,000 Active 15 DOM
6. 2026-06-13
   days on market $49,000 Active 13 DOM
7. 2026-06-12
   days on market $49,000 Active 12 DOM
8. 2026-06-09
   days on market $49,000 Active 9 DOM
9. 2026-06-08
   days on market $49,000 Active 8 DOM
10. 2026-06-07
    days on market $49,000 Active 7 DOM
11. 2026-06-07
    days on market $49,000 Active 6 DOM
12. 2026-06-04
    days on market $49,000 Active 3 DOM
13. 2026-06-02
    days on market $49,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $49,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,801
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,425
• Taxable income: $6,443
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $5,293/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, including exterior painting and landscaping, as well as organization and cleaning of the interior spaces. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — The siding appears weathered and in need of repainting or replacement.
• Minor landscaping — The landscaping is overgrown and requires trimming and maintenance.

Value-add opportunities

• Both exterior painting and landscaping — Refreshing the exterior appearance and maintaining the landscaping will improve the curb appeal and attract potential buyers or renters.
• Both organization and cleaning of kitchen and bathroom — A clean and organized interior will make the home more appealing and functional for potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding appears weathered and in need of repainting or replacement.	Moderate	$3,000–15,000
landscaping · The landscaping is overgrown and requires trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both exterior painting and landscaping — Refreshing the exterior appearance and maintaining the landscaping will improve the curb appeal and attract potential buyers or renters. ↑
• Both organization and cleaning of kitchen and bathroom — A clean and organized interior will make the home more appealing and functional for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 1,951

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 11% Slovak 5% German 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▲ 6.07%
• Current HPI: 305.4251
• 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

1 event — show timeline

• 2026-05-31 Listed $49,000 SLCMLS