20211 Storrs Rd · Sackets Harbor, NY 13685

$251,900

2 bd · 1.0 ba · 2,160 sqft · SingleFamily public records · 12 Days on market

Built 1880 0.89 ac lot $117/sqft · 36% below area Est $391k · 36% 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 +10.0/10.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks

Here's one of those rare Sackets Harbor finds, but just outside so no village taxes! Just a stone's throw and short walking distance to the Lake, this 4 bedroom, 1 bath home has plenty of space to roam. First floor features 1 bedroom, full bath, 2 living rooms, kitchen, dining and laundry room. Second floor boasts 3 more bedrooms. Much of the home's original charm has been maintained. However, there have been MANY upgrades. Newer roof, siding, windows, laundry room, flooring, paint, appliances, furnace, water heater and so much more. All the big things have been done. Just a short distance to the restaurant, shops and school. Priced just right to move right in and make it your own.

Key facts

• Newer flooring
• Newer roof
• Newer appliances

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER WINDOWS
• NEWER FLOORING
• NEWER PAINT
• NEWER APPLIANCES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank
• Home design: 2-story existing home
• Construction: Vinyl siding; Block and stone foundation
• Exterior features: Gravel driveway; Rectangular, rural lot (approx. 0.886 acres; dimensions 100 x 386)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Kitchen island; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (35.7% below list).
• Recommended offer: $162k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.7% in Sackets Harbor — 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 71/100 on livability (#419 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D, health & safety D, amenities F.
• Sackets Harbor Central School District (rural): math 62% / reading 54% proficiency, ranked #294 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,922 (35.7% 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. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $390,593
• List price: $251,900
• Delta: -35.51%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Hounsfield St	0.69mi	2/2.0	2,304 (+7%)	11mo	$325,000	$141	43
14496 Military Rd	0.75mi	3/2.0 (+1)	1,920 (-11%)	9mo	$339,900	$177	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $106,947
• Equity at exit: $226,931

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $338,816
• Equity at exit: $489,386

Cash invested: $70,532 (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 13685

• Active inventory: 26
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$1,321
• Tax from tax record: −$329 /mo · $3,943/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-475

Break-even live

Break-even rent $2,221

Max offer price $167,922

Occupancy floor —

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: $62,975
• Closing costs: $7,557
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-08
   listed $251,900 Active 690-char remark

ⓘ 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: $3,943 · $329/mo
• Projected year-2 tax: $4,100 · $342/mo
• Expected delta: +$157/yr (+$13/mo · 4.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,431
• − Mortgage interest: −$14,110
• − Property taxes: −$3,943
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$7,328
• Taxable loss: −$10,319
• Est. tax savings @ 24.0%: +$2,477
• After-tax cash flow: $-3,228/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: Sackets Harbor Central School District
• NCES district ID: 3614880
• Math proficiency: 62% ▲ 1.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $56,831
• Composite: 51.78/100
• National rank: #3595
• State rank: #294 of 755 in NY

Livability — Sackets Harbor

• Score: 71/100
• State rank: #419
• US rank: #7271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,234

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Iranian 4% Romanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▲ 123.13%
• Current HPI: 461.5316
• 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

2 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-08 Listed $251,900 CNYIS

Property tax history

+4.1%/yr

Latest (2025): $3,943 · +0.0% YoY. Source: county tax records.