1678 State Route 95 · Akwesasne, NY 12914

$87,500

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 20 Days on market

Built 1900 0.68 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This older 1+3/4 story home has a new roof, new siding, new chimney, new septic, thermal vinyl windows and fresh interior paint. A brand new furnace and all new plumbing were installed in the Fall of 2017.

Key facts

• Wood flooring
• Good sized yard
• 0.68 acre lot

Tags

• FURNACE LESS THAN 10 YEARS OLD
• ROOF LESS THAN 10 YEARS OLD
• SIDING LESS THAN 10 YEARS OLD
• GOOD SIZED YARD
• WOOD FLOORING
• ADDITIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Salmon River Central School District (rural): math 34% / reading 43% proficiency, ranked #545 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($605 loan paydown + $4k appreciation (5.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k 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 ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $88k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.03×
• Total profit: $49,781
• Equity at exit: $49,324

10-year hold

• IRR: 31.3%
• Equity multiple: 6.09×
• Total profit: $124,770
• Equity at exit: $84,912

Cash invested: $24,500 (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 12914

• Home prices YoY: 3.0%
• Active inventory: 6
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $469

Break-even live

Break-even rent $697

Max offer price $87,500

Occupancy floor 59%

Sensitivity live

Price	-10% $519	-5% $494	+0% $469	+5% $444	+10% $419
Rent	-10% $367	-5% $418	+0% $469	+5% $520	+10% $571
Rate	-1.0pp $513	-0.5pp $491	base $469	+0.5pp $446	+1.0pp $423

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-03
   listed $87,500 Active
3. 2018-10-25
   soldstatus $42,500 205-char remark

   Show marketing remark (205 chars)

   This older 1+3/4 story home has a new roof, new siding, new chimney, new septic, thermal vinyl windows and fresh interior paint. A brand new furnace and all new plumbing were installed in the Fall of 2017.

4. 2018-10-25
   soldstatus $42,500

   Show marketing remark (205 chars)

   This older 1+3/4 story home has a new roof, new siding, new chimney, new septic, thermal vinyl windows and fresh interior paint. A brand new furnace and all new plumbing were installed in the Fall of 2017.

5. 2017-01-10
   listed $44,500 205-char remark

   Show marketing remark (205 chars)

   This older 1+3/4 story home has a new roof, new siding, new chimney, new septic, thermal vinyl windows and fresh interior paint. A brand new furnace and all new plumbing were installed in the Fall of 2017.

6. 2016-08-04
   soldstatus $22,500 72-char remark

   Show marketing remark (72 chars)

   This is a livable home with new well, septic and chimney but needs work.

7. 2016-06-01
   listed $25,000 72-char remark

   Show marketing remark (72 chars)

   This is a livable home with new well, septic and chimney but needs work.

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$405/yr (+$34/mo · 60.7%)

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

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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,494
• − Mortgage interest: −$4,901
• − Property taxes: −$668
• − Insurance: −$438
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,545
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,557/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: Salmon River Central School District
• NCES district ID: 3625500
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 43% ▲ 7.00%
• Median HH income: $39,710
• Composite: 32.24/100
• National rank: #5770
• State rank: #545 of 590 in NY

Livability — Akwesasne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 4,655
• Population (ZIP): 892

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Native American 3%
• Common ancestry: Lithuanian 18% German 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 10%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.95%
• Current HPI: 167.533
• 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

+250.0% since first listed

7 events — show timeline

• 2026-04-22 Pending — ACVMLS
• 2026-04-03 Listed $87,500 ACVMLS
• 2018-10-25 Sold (Public Records) $42,500 Public Records
• 2018-10-25 Sold (MLS) $42,500 ACVMLS
• 2017-01-10 Listed $44,500 ACVMLS
• 2016-08-04 Sold (MLS) $22,500 ACVMLS
• 2016-06-01 Listed $25,000 ACVMLS

Property tax history

+6.4%/yr

Latest (2025): $668 · -4.0% YoY. Source: county tax records.