1071 Pine St · Cape Vincent, NY 13618

$79,900

2 bd · 1.0 ba · 920 sqft · Manufactured public records · 5 Days on market

Built 1986 0.27 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 +22.6/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A rare opportunity to own an affordable home in the village of Cape Vincent. Tucked on a quiet village street, this 1986 double-wide offers the chance to create a comfortable year-round home, seasonal getaway, rental, or downsizing option in one of the area’s most charming river communities. With municipal water and sewer, a newer metal roof, vinyl siding, and a solid block foundation, some of the bigger pieces are already in place. The home is under 1,000 square feet and is ready for its next owner to bring fresh ideas and a little TLC. The kitchen and bathrooms could use updating, and there is some ceiling damage from a previous roof leak, but the newer roof offers a great starting

Key facts

• Close to the river
• Quiet village street
• Vinyl siding

Tags

• QUIET VILLAGE STREET
• NEWER METAL ROOF
• VINYL SIDING
• SOLID BLOCK FOUNDATION
• CLOSE TO THE RIVER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story (1 story); Double wide mobile home; Resale property; Rectangular lot
• Construction: Vinyl siding; Metal roof; Block and slab foundation; Built as existing structure
• Exterior features: Deck; Gravel driveway; Propane tank (leased); Shed(s); Storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Pantry; Galley kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Ceiling fan(s); Galley kitchen; Pantry; Sliding glass door(s); Sliding doors
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $80k).

Location & tenants

• Location reads 67/100 on livability (#615 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, schools B; Watch: health & safety D, crime F, amenities F.
• 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: 35 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 $8k of equity ($552 loan paydown + $8k 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.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.19×
• Total profit: $48,941
• Equity at exit: $68,481

10-year hold

• IRR: 24.9%
• Equity multiple: 7.11×
• Total profit: $136,649
• Equity at exit: $144,110

Cash invested: $22,372 (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 13618

• Home prices YoY: 2.7%
• Active inventory: 35
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $136

Break-even live

Break-even rent $775

Max offer price $79,900

Occupancy floor 81%

Sensitivity live

Price	-10% $181	-5% $159	+0% $136	+5% $113	+10% $91
Rent	-10% $61	-5% $99	+0% $136	+5% $173	+10% $211
Rate	-1.0pp $176	-0.5pp $156	base $136	+0.5pp $115	+1.0pp $94

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   status $79,900 Pending 5 DOM
2. 2026-06-09
   days on market $79,900 Active 5 DOM
3. 2026-06-08
   days on market $79,900 Active 4 DOM
4. 2026-06-07
   remarks 693-char remark
5. 2026-06-07
   listed $79,900 Active 3 DOM

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $1,924 · $160/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,372
• − Mortgage interest: −$4,476
• − Property taxes: −$1,924
• − Insurance: −$400
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,324
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,529/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 — Cape Vincent

• Score: 67/100
• State rank: #615
• US rank: #11167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Vincent, NY
• Population (ZIP): 1,696

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Slovak 4% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Other Indo-European 1% 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: ▲ 9.40%
• Current HPI: 360.5985
• 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

• 2026-06-04 Listed $79,900 CNYIS

Property tax history

+0.4%/yr

Latest (2025): $1,924 · +2.2% YoY. Source: county tax records.