5549 Salmon River Rd · Lowville, NY 13367

$99,900

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 158 Days on market

Built 1960 0.92 ac lot

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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 +20.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

Key facts

• Eat in kitchen
• Partial basement
• Woodstove

Tags

• MUDROOM
• EAT IN KITCHEN
• WOODSTOVE
• PARTIAL BASEMENT
• PROPANE FURNACE
• ELECTRIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing construction; Pillar/post/pier foundation
• Construction: Wood siding; Pillar/post/pier foundation; Existing (year built: existing)
• Exterior features: Dirt driveway; Rectangular, wooded lot with dimensions 132 x 302

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wood stove heating (wood stove)
• Interior features: Eat-in kitchen; Bedroom on main level; Main level primary / primary suite; Partial basement; Has fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (4.1% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Lowville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#490 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, schools A-, housing A-; Watch: health & safety D, amenities F, commute F.
• Lowville Academy & Central School District (town): math 51% / reading 54% proficiency, ranked #345 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 110 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lewis County population projected at -20% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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: 0.96% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.7

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: 3.25×
• Total profit: $63,046
• Equity at exit: $89,998

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $178,788
• Equity at exit: $194,084

Cash invested: $27,972 (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 13367

• Home prices YoY: 20.2%
• Active inventory: 45
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $136

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $99,900 Active 158 DOM
2. 2026-06-18
   days on market $99,900 Active 157 DOM
3. 2026-06-17
   days on market $99,900 Active 156 DOM
4. 2026-06-16
   days on market $99,900 Active 155 DOM
5. 2026-06-15
   days on market $99,900 Active 154 DOM
6. 2026-06-14
   days on market $99,900 Active 152 DOM
7. 2026-06-12
   days on market $99,900 Active 151 DOM
8. 2026-06-09
   days on market $99,900 Active 148 DOM
9. 2026-06-08
   days on market $99,900 Active 147 DOM
10. 2026-06-07
    days on market $99,900 Active 146 DOM
11. 2026-06-05
    days on market $99,900 Active 143 DOM
12. 2026-06-03
    days on market $99,900 Active 142 DOM
13. 2026-06-02
    days on market $99,900 Active 141 DOM
14. 2026-06-01
    days on market $99,900 Active 140 DOM
15. 2026-05-31
    days on market $99,900 Active 139 DOM
16. 2026-05-30
    days on market $99,900 Active 138 DOM
17. 2026-05-11
    price $110,000
18. 2026-01-12
    listed $120,000 Active
19. 2023-11-06
    soldstatus $65,000
20. 2023-10-26
    soldstatus $65,000 Closed Sale or Rented 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

21. 2023-09-05
    status Under Contract- Do Not Show 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

22. 2023-07-30
    price $74,900 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

23. 2023-07-25
    price $80,000 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

24. 2023-07-12
    price $84,900 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

25. 2023-06-08
    listed $89,900 Active 676-char remark

    Show marketing remark (676 chars)

    This 1BR, 1 full bath cabin is ready for it's new owner & is truly in the heart of Tug Hill. Located on Salmon River Rd which is the main corridor snowmobile trail C5 and just 3/10ths of a mile from the parking area for winter use. Plus you can ride right out on your ATV, as this also has direct access to the Lewis Co ATV trail system. This cabin offers mud-room entry - ideal for the gear and wood storage, eat-in kitchen, living room with wood stove plus large bedroom and a full bath. There is electric, septic and a dug well that is currently not hooked up to cabin but does have hand pump use. Amazing recreational area - year round! All furnishings are included.

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$514/yr (+$43/mo · 77.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,494
• − Mortgage interest: −$5,596
• − Property taxes: −$661
• − Insurance: −$500
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,906
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,635/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: Lowville Academy & Central School District
• NCES district ID: 3617820
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $47,554
• Composite: 44.62/100
• National rank: #2773
• State rank: #345 of 590 in NY

Livability — Lowville

• Score: 69/100
• State rank: #490
• US rank: #8619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,786

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 26,126 people
• By 2030: 25,354 · -3.0%
• By 2040: 23,359 · -10.6%
• By 2050: 20,927 · -19.9%
• By 2075: 15,533 · -40.5%
• By 2100: 10,215 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 9% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+44.4) · D 27.8% · R 72.2%
• 2008→2024 swing: -35.6pp toward R · 2008: -8.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+39.2 2016: R+39.6 2012: R+8.7 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.81%
• Current HPI: 296.4815
• 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

+22.4% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $110,000 CNYIS
• 2026-01-12 Listed $120,000 CNYIS
• 2023-11-06 Sold (Public Records) $65,000 Public Records
• 2023-10-26 Sold (MLS) $65,000 CNYIS
• 2023-09-05 Pending — CNYIS
• 2023-07-30 Price Changed $74,900 CNYIS
• 2023-07-25 Price Changed $80,000 CNYIS
• 2023-07-12 Price Changed $84,900 CNYIS
• 2023-06-08 Listed $89,900 CNYIS

Property tax history

+1.6%/yr

Latest (2025): $661 · +3.4% YoY. Source: county tax records.