337 Heath Hill Rd · St. Regis Falls, NY 12930

$80,000

1 bd · 1.0 ba · 616 sqft · SingleFamily · 255 Days on market

Built 2014 Fair condition 1.00 ac lot ↓ 6% since listing

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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).

• Cash flow +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Escape to your own private retreat with this beautiful 1-bedroom cabin nestled on a full acre of land. Surrounded by nature, this rustic getaway offers peace, privacy, and the perfect place to unplug. The cabin is solar-powered, making it an ideal off-grid living opportunity or weekend escape. Additional features include an outhouse and multiple outbuildings/sheds, perfect for storage, workshops, or creative projects. Whether you're looking for a homestead, hunting cabin, or quiet countryside escape, this property is full of potential and charm.

Key facts

• Off-grid living
• Solar-powered
• Full acre of land

Tags

• FULL ACRE OF LAND
• SOLAR-POWERED
• OFF-GRID LIVING
• MULTIPLE OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $9k of equity ($553 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.26×
• Total profit: $50,568
• Equity at exit: $72,070

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $143,447
• Equity at exit: $155,422

Cash invested: $22,400 (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 12930

• Home prices YoY: 3.7%
• Active inventory: 8
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $110

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 82%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 255 DOM
2. 2026-06-17
   days on market $80,000 Active 254 DOM
3. 2026-06-16
   days on market $80,000 Active 253 DOM
4. 2026-06-15
   days on market $80,000 Active 252 DOM
5. 2026-06-13
   days on market $80,000 Active 250 DOM
6. 2026-06-12
   days on market $80,000 Active 249 DOM
7. 2026-06-09
   days on market $80,000 Active 246 DOM
8. 2026-06-08
   days on market $80,000 Active 245 DOM
9. 2026-06-07
   days on market $80,000 Active 244 DOM
10. 2026-06-05
    days on market $80,000 Active 242 DOM
11. 2026-06-04
    days on market $80,000 Active 240 DOM
12. 2026-06-02
    days on market $80,000 Active 239 DOM
13. 2026-06-01
    days on market $80,000 Active 238 DOM
14. 2026-05-31
    days on market $80,000 Active 237 DOM
15. 2025-11-13
    price $80,000 551-char remark

    Show marketing remark (551 chars)

    Escape to your own private retreat with this beautiful 1-bedroom cabin nestled on a full acre of land. Surrounded by nature, this rustic getaway offers peace, privacy, and the perfect place to unplug. The cabin is solar-powered, making it an ideal off-grid living opportunity or weekend escape. Additional features include an outhouse and multiple outbuildings/sheds, perfect for storage, workshops, or creative projects. Whether you're looking for a homestead, hunting cabin, or quiet countryside escape, this property is full of potential and charm.

16. 2025-10-06
    listed $85,000 Active 551-char remark

    Show marketing remark (551 chars)

    Escape to your own private retreat with this beautiful 1-bedroom cabin nestled on a full acre of land. Surrounded by nature, this rustic getaway offers peace, privacy, and the perfect place to unplug. The cabin is solar-powered, making it an ideal off-grid living opportunity or weekend escape. Additional features include an outhouse and multiple outbuildings/sheds, perfect for storage, workshops, or creative projects. Whether you're looking for a homestead, hunting cabin, or quiet countryside escape, this property is full of potential and charm.

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $10,064
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,327
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,305/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 · 12 photos

Fair 45/100 Moderate rehab

This 1-bedroom cabin requires moderate repairs and maintenance to improve its condition and value. Upgrades to interior walls, cabinets, and landscaping would significantly enhance its appeal and marketability.

Repairs flagged

• Minor kitchen cabinets — Slight wear and tear.
• Minor bathroom shower curtain — Old and outdated appearance.
• Moderate exterior siding — Visible wear and tear.
• Moderate HVAC system — No visible issues, but may need maintenance.
• Moderate landscaping — Basic and could be improved for curb appeal.

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics.
• Both Replace bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance.
• Both Landscaping upgrade — Improved landscaping enhances curb appeal and property value.
• Both HVAC system maintenance — Maintaining HVAC system ensures comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Slight wear and tear.	Minor	$500–3,000
bathroom shower curtain · Old and outdated appearance.	Minor	$500–3,000
exterior siding · Visible wear and tear.	Moderate	$3,000–15,000
HVAC system · No visible issues, but may need maintenance.	Moderate	$3,000–15,000
landscaping · Basic and could be improved for curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics. ↑
• Both Replace bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance. ↑
• Both Landscaping upgrade — Improved landscaping enhances curb appeal and property value. ↑
• Both HVAC system maintenance — Maintaining HVAC system ensures comfort and energy efficiency. ↑

ⓘ 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: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — St. Regis Falls

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

Census & demographics

• Population (ZIP): 866

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 (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 10% Italian 4% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · German/W. Germanic 3%

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: ▲ 17.45%
• Current HPI: 483.7564
• 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

-5.9% since first listed

2 events — show timeline

• 2025-11-13 Price Changed $80,000 ACVMLS
• 2025-10-06 Listed $85,000 ACVMLS