17079 May Irwin Rd · Fishers Landing, NY 13624

$329,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 97 Days on market

Built 1971 0.48 ac lot $245/sqft · 20% below area Est $413k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Check out this amazing like new Ranch home nestled outside of Clayton close to the Marinas and the River!! Awesome spot if you're a boater as well being close to everything! This beauty has been totally redone and is like a brand-new home!! Inside, the bright living room features a cozy gas fireplace, perfect for curling up on chilly winter nights, new paint, updated electrical, and luxury resilient flooring run throughout, while the brand new 30-year architectural roof, high-efficiency furnace with central air, and a French drain around exterior give you peace of mind for years to come. The spacious eat-in kitchen with its morning room and formal dining area was designed for gatherings, whether it’s a casual breakfast or a holiday dinner. Featuring three generous bedrooms and a sparkling new bathroom, while a handy mudroom with first-floor laundry and built-ins keeps everyday life organized and stress-free. Step outside to discover one of the best features of this home: a beautiful oversized covered patio with built-in lighting. It’s the perfect place to sip your morning coffee, host summer dinners with friends, or simply relax as the sunsets. The location blends relaxation with convenience—you’re just minutes from local restaurants, and a short drive to Clayton Village and Alexandria Bay. This community offers a vibrant waterfront with shops, dining, and events all year long. Whether you’re dreaming of a full-time residence that feels like a retreat, a charming seasonal getaway, or your next Airbnb investment, this home checks all the boxes. Come check out today and don' miss out on this great find in the heart of the 1000 islands!

Key facts

• Cozy gas fireplace
• Updated electrical
• New paint

Tags

• COZY GAS FIREPLACE
• NEW PAINT
• UPDATED ELECTRICAL
• LUXURY RESILIENT FLOORING
• 30-YEAR ARCHITECTURAL ROOF
• HIGH-EFFICIENCY FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (60.9% below list).
• Recommended offer: $129k (60.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,044 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B+; Watch: schools D, housing D, health & safety D.
• Thousand Islands Central School District (rural): math 60% / reading 56% proficiency, ranked #262 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 55 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (9.4% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $58k; list at $330k implies a 469% gain — meaningful room to come down on a strong offer.

Recommended offer $128,934 (60.9% 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 97 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.39% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.70%
• DSCR: 0.35
• GRM: 21.3

CMA / ARV

• ARV (median comp): $413,453
• List price: $329,900
• Delta: -20.21%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40800 Rt-12	0.58mi	3/1.0 (+1)	1,260 (-6%)	2mo	$399,900	$317	56

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

Projected returns pro-forma

9.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $93,791
• Equity at exit: $282,593

10-year hold

• IRR: 13.0%
• Equity multiple: 4.57×
• Total profit: $329,587
• Equity at exit: $594,520

Cash invested: $92,372 (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 13624

• Home prices YoY: 2.3%
• Active inventory: 55
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-1,132

Break-even live

Break-even rent $2,722

Max offer price $129,947

Occupancy floor —

Sensitivity live

Price	-10% $-945	-5% $-1,039	+0% $-1,132	+5% $-1,225	+10% $-1,319
Rent	-10% $-1,234	-5% $-1,183	+0% $-1,132	+5% $-1,081	+10% $-1,030
Rate	-1.0pp $-966	-0.5pp $-1,048	base $-1,132	+0.5pp $-1,217	+1.0pp $-1,304

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $329,900 Active 97 DOM
2. 2026-06-18
   days on market $329,900 Active 96 DOM
3. 2026-06-17
   days on market $329,900 Active 95 DOM
4. 2026-06-16
   days on market $329,900 Active 94 DOM
5. 2026-06-15
   days on market $329,900 Active 93 DOM
6. 2026-06-14
   days on market $329,900 Active 91 DOM
7. 2026-06-12
   days on market $329,900 Active 90 DOM
8. 2026-06-09
   days on market $329,900 Active 87 DOM
9. 2026-06-08
   days on market $329,900 Active 86 DOM
10. 2026-06-07
    days on market $329,900 Active 85 DOM
11. 2026-06-02
    days on market $329,900 Active 80 DOM
12. 2026-06-01
    days on market $329,900 Active 79 DOM
13. 2026-05-31
    days on market $329,900 Active 78 DOM
14. 2026-05-30
    days on market $329,900 Active 77 DOM
15. 2026-04-08
    status Active 1691-char remark

    Show marketing remark (1691 chars)

    Check out this amazing like new Ranch home nestled outside of Clayton close to the Marinas and the River!! Awesome spot if you're a boater as well being close to everything! This beauty has been totally redone and is like a brand-new home!! Inside, the bright living room features a cozy gas fireplace, perfect for curling up on chilly winter nights, new paint, updated electrical, and luxury resilient flooring run throughout, while the brand new 30-year architectural roof, high-efficiency furnace with central air, and a French drain around exterior give you peace of mind for years to come. The spacious eat-in kitchen with its morning room and formal dining area was designed for gatherings, whether it’s a casual breakfast or a holiday dinner. Featuring three generous bedrooms and a sparkling new bathroom, while a handy mudroom with first-floor laundry and built-ins keeps everyday life organized and stress-free. Step outside to discover one of the best features of this home: a beautiful oversized covered patio with built-in lighting. It’s the perfect place to sip your morning coffee, host summer dinners with friends, or simply relax as the sunsets. The location blends relaxation with convenience—you’re just minutes from local restaurants, and a short drive to Clayton Village and Alexandria Bay. This community offers a vibrant waterfront with shops, dining, and events all year long. Whether you’re dreaming of a full-time residence that feels like a retreat, a charming seasonal getaway, or your next Airbnb investment, this home checks all the boxes. Come check out today and don' miss out on this great find in the heart of the 1000 islands!

16. 2026-03-26
    historical Active Under Contract 1691-char remark

    Show marketing remark (1691 chars)

    Check out this amazing like new Ranch home nestled outside of Clayton close to the Marinas and the River!! Awesome spot if you're a boater as well being close to everything! This beauty has been totally redone and is like a brand-new home!! Inside, the bright living room features a cozy gas fireplace, perfect for curling up on chilly winter nights, new paint, updated electrical, and luxury resilient flooring run throughout, while the brand new 30-year architectural roof, high-efficiency furnace with central air, and a French drain around exterior give you peace of mind for years to come. The spacious eat-in kitchen with its morning room and formal dining area was designed for gatherings, whether it’s a casual breakfast or a holiday dinner. Featuring three generous bedrooms and a sparkling new bathroom, while a handy mudroom with first-floor laundry and built-ins keeps everyday life organized and stress-free. Step outside to discover one of the best features of this home: a beautiful oversized covered patio with built-in lighting. It’s the perfect place to sip your morning coffee, host summer dinners with friends, or simply relax as the sunsets. The location blends relaxation with convenience—you’re just minutes from local restaurants, and a short drive to Clayton Village and Alexandria Bay. This community offers a vibrant waterfront with shops, dining, and events all year long. Whether you’re dreaming of a full-time residence that feels like a retreat, a charming seasonal getaway, or your next Airbnb investment, this home checks all the boxes. Come check out today and don' miss out on this great find in the heart of the 1000 islands!

17. 2026-03-13
    listed $329,900 Active 1691-char remark

    Show marketing remark (1691 chars)

    Check out this amazing like new Ranch home nestled outside of Clayton close to the Marinas and the River!! Awesome spot if you're a boater as well being close to everything! This beauty has been totally redone and is like a brand-new home!! Inside, the bright living room features a cozy gas fireplace, perfect for curling up on chilly winter nights, new paint, updated electrical, and luxury resilient flooring run throughout, while the brand new 30-year architectural roof, high-efficiency furnace with central air, and a French drain around exterior give you peace of mind for years to come. The spacious eat-in kitchen with its morning room and formal dining area was designed for gatherings, whether it’s a casual breakfast or a holiday dinner. Featuring three generous bedrooms and a sparkling new bathroom, while a handy mudroom with first-floor laundry and built-ins keeps everyday life organized and stress-free. Step outside to discover one of the best features of this home: a beautiful oversized covered patio with built-in lighting. It’s the perfect place to sip your morning coffee, host summer dinners with friends, or simply relax as the sunsets. The location blends relaxation with convenience—you’re just minutes from local restaurants, and a short drive to Clayton Village and Alexandria Bay. This community offers a vibrant waterfront with shops, dining, and events all year long. Whether you’re dreaming of a full-time residence that feels like a retreat, a charming seasonal getaway, or your next Airbnb investment, this home checks all the boxes. Come check out today and don' miss out on this great find in the heart of the 1000 islands!

18. 2025-11-24
    price $339,900
19. 2025-09-15
    listed $349,900 Active
20. 2023-10-06
    soldstatus $58,000

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $4,486 · $374/mo
• Expected delta: +$1,090/yr (+$91/mo · 32.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,472
• − Mortgage interest: −$18,480
• − Property taxes: −$3,396
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$9,597
• Taxable loss: −$20,125
• Est. tax savings @ 24.0%: +$4,830
• After-tax cash flow: $-8,753/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: Thousand Islands Central School District
• NCES district ID: 3607650
• Math proficiency: 60% ▼ -2.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $55,233
• Composite: 49.94/100
• National rank: #1930
• State rank: #262 of 590 in NY

Livability — Fishers Landing

• Score: 58/100
• State rank: #1044
• US rank: #20690

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B+ Housing D Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 69
• Population (ZIP): 4,438

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 9% Romanian 5% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.39%
• Current HPI: 418.5008
• 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

+468.8% since first listed

6 events — show timeline

• 2026-04-08 Relisted — CNYIS
• 2026-03-26 Contingent — CNYIS
• 2026-03-13 Listed $329,900 CNYIS
• 2025-11-24 Price Changed $339,900 UNYREIS
• 2025-09-15 Listed $349,900 UNYREIS
• 2023-10-06 Sold (Public Records) $58,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,396 · -1.1% YoY. Source: county tax records.