1868 State Route 95 · Akwesasne, NY 12914

$55,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 266 Days on market

Built 1980 2.14 ac lot $46/sqft · 30% below area Est $79k · 30% under ↓ 13% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

Key facts

• Large 2.14 acre lot
• 2.14 acre lot
• 2 garage spots

Tags

• LARGE 2.14 ACRE LOT
• CLOSE TO FLOWING WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — 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 $3k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.89% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.4

CMA / ARV

• ARV (median comp): $78,766
• List price: $55,000
• Delta: -30.17%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 State Route 95	0.22mi	4/1.5 (+1)	1,250 (+4%)	17mo	$78,000	$62	62

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.88×
• Total profit: $28,909
• Equity at exit: $31,004

10-year hold

• IRR: 28.9%
• Equity multiple: 5.78×
• Total profit: $73,665
• Equity at exit: $53,373

Cash invested: $15,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $255

Break-even live

Break-even rent $714

Max offer price $55,000

Occupancy floor 70%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $55,000 Active 266 DOM
2. 2026-06-17
   days on market $55,000 Active 265 DOM
3. 2026-06-16
   days on market $55,000 Active 264 DOM
4. 2026-06-15
   days on market $55,000 Active 263 DOM
5. 2026-06-13
   days on market $55,000 Active 261 DOM
6. 2026-06-12
   days on market $55,000 Active 260 DOM
7. 2026-06-09
   days on market $55,000 Active 257 DOM
8. 2026-06-08
   days on market $55,000 Active 256 DOM
9. 2026-06-07
   days on market $55,000 Active 255 DOM
10. 2026-06-05
    days on market $55,000 Active 253 DOM
11. 2026-06-04
    days on market $55,000 Active 251 DOM
12. 2026-06-02
    days on market $55,000 Active 250 DOM
13. 2026-06-01
    days on market $55,000 Active 249 DOM
14. 2026-05-31
    days on market $55,000 Active 248 DOM
15. 2026-04-14
    price $64,900 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

16. 2026-03-10
    status Active 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

17. 2026-03-10
    price $71,900 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

18. 2026-02-19
    historical 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

19. 2026-01-06
    price $74,900 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

20. 2025-11-26
    price $79,900 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

21. 2025-10-08
    price $87,900 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

22. 2025-09-06
    listed $94,900 Active 565-char remark

    Show marketing remark (565 chars)

    Price dropped on this cute little house, this property has large 2.14 acre lot and sits close to flowing water, spacious interior but does need some work inside, power on and ready for you!! Give me a call for more info I'm happy to help'Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Newrez Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Hoffmeister at [phone] or dawn. [email protected]. '

23. 2020-10-14
    soldstatus $74,500
24. 2017-07-11
    soldstatus $74,400

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 7/10 Severe FEMA zone A · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,444
• − Mortgage interest: −$3,081
• − Property taxes: −$1,529
• − Insurance: −$1,778
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,600
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $2,471/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

• Census place: Akwesasne, NY
• 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

-12.8% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $64,900 ACVMLS
• 2026-03-10 Relisted — ACVMLS
• 2026-03-10 Price Changed $71,900 ACVMLS
• 2026-02-19 Delisted — ACVMLS
• 2026-01-06 Price Changed $74,900 ACVMLS
• 2025-11-26 Price Changed $79,900 ACVMLS
• 2025-10-08 Price Changed $87,900 ACVMLS
• 2025-09-06 Listed $94,900 ACVMLS
• 2020-10-14 Sold (Public Records) $74,500 Public Records
• 2017-07-11 Sold (Public Records) $74,400 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,529 · -4.0% YoY. Source: county tax records.