88 Brooklyn Rd · Brasher Falls, NY 12967

$124,500

2 bd · 1.0 ba · 916 sqft · SingleFamily · 66 Days on market

Built 2018 1.60 ac lot $136/sqft · 14% above area Est $109k · 14% over

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Why this score? — see what drove the D- 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 +10.1/30.0
• Appreciation +10.0/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks MLS

Motivated seller—open to offers. Welcome to this beautifully redone ranch-style home, perfectly situated on a quiet country road offering privacy, tranquility, and space to breathe. Set on almost 1.6 acres, this move-in-ready property combines modern updates with the simplicity of single-level living. Step inside to discover a bright and inviting open-concept layout, seamlessly connecting the kitchen, living, and dining areas—ideal for both everyday living and entertaining. The fully updated kitchen features stylish finishes, ample cabinetry, and a functional layout that flows effortlessly into the main living space. This home offers 2 comfortable bedrooms and a completely renovated full bathroom, all thoughtfully designed with quality craftsmanship and attention to detail throughout. Outside, enjoy the expansive yard with plenty of room for recreation, gardening, or simply relaxing in the peaceful surroundings. A major bonus: a concrete pad has already been poured, ready for you to build a future garage or workshop to suit your needs. Whether you're looking for a year-round residence or a quiet retreat, this turnkey home delivers modern comfort in a serene rural setting. Don’t miss this opportunity to own a fully updated home with room to grow—schedule your showing today!

Key facts

• Almost 1.6 acres
• Expansive yard
• Ranch style home

Tags

• RANCH STYLE HOME
• ALMOST 1.6 ACRES
• OPEN CONCEPT LAYOUT
• FULLY UPDATED KITCHEN
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-72 ($-862/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (25.2% below list).
• Recommended offer: $93k (25.2% below list) — sets the bar for 1% rule.

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: 13 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 $13k of equity ($861 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 66 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,120 (25.2% 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 66 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $109,337
• List price: $124,500
• Delta: 13.87%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $63,211
• Equity at exit: $112,159

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $189,709
• Equity at exit: $241,876

Cash invested: $34,860 (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 12967

• Home prices YoY: 3.2%
• Active inventory: 13
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-72

Break-even live

Break-even rent $1,022

Max offer price $111,807

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-37	+0% $-72	+5% $-107	+10% $-142
Rent	-10% $-145	-5% $-109	+0% $-72	+5% $-35	+10% $2
Rate	-1.0pp $-9	-0.5pp $-40	base $-72	+0.5pp $-104	+1.0pp $-137

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $124,500 Pending 66 DOM
2. 2026-06-16
   days on market $124,500 Active 66 DOM
3. 2026-06-15
   days on market $124,500 Active 65 DOM
4. 2026-06-13
   days on market $124,500 Active 63 DOM
5. 2026-06-12
   days on market $124,500 Active 62 DOM
6. 2026-06-09
   days on market $124,500 Active 59 DOM
7. 2026-06-08
   days on market $124,500 Active 58 DOM
8. 2026-06-07
   days on market $124,500 Active 57 DOM
9. 2026-06-07
   days on market $124,500 Active 56 DOM
10. 2026-06-04
    days on market $124,500 Active 53 DOM
11. 2026-06-02
    pricedays on market $124,500 Active 52 DOM
12. 2026-06-01
    days on market $129,500 Active 51 DOM
13. 2026-05-31
    days on market $129,500 Active 50 DOM
14. 2026-04-11
    listed $129,500 Active 1317-char remark

    Show marketing remark (1317 chars)

    Motivated seller—open to offers. Welcome to this beautifully redone ranch-style home, perfectly situated on a quiet country road offering privacy, tranquility, and space to breathe. Set on almost 1.6 acres, this move-in-ready property combines modern updates with the simplicity of single-level living. Step inside to discover a bright and inviting open-concept layout, seamlessly connecting the kitchen, living, and dining areas—ideal for both everyday living and entertaining. The fully updated kitchen features stylish finishes, ample cabinetry, and a functional layout that flows effortlessly into the main living space. This home offers 2 comfortable bedrooms and a completely renovated full bathroom, all thoughtfully designed with quality craftsmanship and attention to detail throughout. Outside, enjoy the expansive yard with plenty of room for recreation, gardening, or simply relaxing in the peaceful surroundings. A major bonus: a concrete pad has already been poured, ready for you to build a future garage or workshop to suit your needs. Whether you're looking for a year-round residence or a quiet retreat, this turnkey home delivers modern comfort in a serene rural setting. Don’t miss this opportunity to own a fully updated home with room to grow—schedule your showing today!

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$436/yr (+$36/mo · 35.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,174
• − Mortgage interest: −$6,974
• − Property taxes: −$1,233
• − Insurance: −$622
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$3,622
• Taxable loss: −$3,065
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $-127/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: 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): 1,363

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 3% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 87% English-only · German/W. Germanic 12% Spanish 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: ▲ 11.80%
• Current HPI: 380.7983
• 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

• 2026-04-11 Listed $129,500 SLCMLS

Property tax history

+0.1%/yr

Latest (2025): $1,233 · +0.2% YoY. Source: county tax records.