1924 State Route 95 · Akwesasne, NY 12914

$120,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 180 Days on market

Built 1958 1.00 ac lot $78/sqft · 6% above area Est $114k · 6% over

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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 +18.1/30.0
• Appreciation +7.5/10.0
• DSCR +5.7/10.0
• ARV discount +5.0/15.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-situated 3-bedroom, 1.5-bath home located in the town of Bombay, NY. Set on a generous 1-acre lot, this property offers plenty of space both inside and out. The home features a large kitchen with ample counter space, making it ideal for cooking, entertaining, or everyday living. A separate dining room provides the perfect setting for family meals and gatherings, while the spacious living room offers a comfortable area to relax and unwind. With a functional layout, and sizable rooms, this home offers a great opportunity for anyone looking for space, comfort, and privacy. Enjoy the benefits of rural living while still having room to make this property your own.

Key facts

• Generous lot
• Separate dining room
• Large kitchen

Tags

• LARGE KITCHEN
• SEPARATE DINING ROOM
• SPACIOUS LIVING ROOM
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $115k (3.9% below list).
• Recommended offer: $106k (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.
• Salmon River Central School District (rural): math 34% / reading 43% proficiency, ranked #545 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 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 $7k of equity ($830 loan paydown + $6k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1958 — 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. 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: 0.96% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $113,640
• List price: $120,000
• Delta: 5.60%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.01×
• Total profit: $34,049
• Equity at exit: $67,645

10-year hold

• IRR: 16.4%
• Equity multiple: 3.90×
• Total profit: $97,307
• Equity at exit: $116,451

Cash invested: $33,600 (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 12914

• Home prices YoY: 3.0%
• Active inventory: 6
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $106

Break-even live

Break-even rent $1,020

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 180 DOM
2. 2026-06-17
   days on market $120,000 Active 179 DOM
3. 2026-06-16
   days on market $120,000 Active 178 DOM
4. 2026-06-15
   days on market $120,000 Active 177 DOM
5. 2026-06-13
   days on market $120,000 Active 175 DOM
6. 2026-06-12
   days on market $120,000 Active 174 DOM
7. 2026-06-09
   days on market $120,000 Active 171 DOM
8. 2026-06-08
   days on market $120,000 Active 170 DOM
9. 2026-06-07
   days on market $120,000 Active 169 DOM
10. 2026-06-05
    days on market $120,000 Active 167 DOM
11. 2026-06-04
    days on market $120,000 Active 165 DOM
12. 2026-06-02
    days on market $120,000 Active 164 DOM
13. 2026-06-01
    days on market $120,000 Active 163 DOM
14. 2026-05-31
    days on market $120,000 Active 162 DOM
15. 2026-03-18
    price $120,000 688-char remark

    Show marketing remark (688 chars)

    Welcome to this well-situated 3-bedroom, 1.5-bath home located in the town of Bombay, NY. Set on a generous 1-acre lot, this property offers plenty of space both inside and out. The home features a large kitchen with ample counter space, making it ideal for cooking, entertaining, or everyday living. A separate dining room provides the perfect setting for family meals and gatherings, while the spacious living room offers a comfortable area to relax and unwind. With a functional layout, and sizable rooms, this home offers a great opportunity for anyone looking for space, comfort, and privacy. Enjoy the benefits of rural living while still having room to make this property your own.

16. 2026-02-01
    price $125,000 688-char remark

    Show marketing remark (688 chars)

    Welcome to this well-situated 3-bedroom, 1.5-bath home located in the town of Bombay, NY. Set on a generous 1-acre lot, this property offers plenty of space both inside and out. The home features a large kitchen with ample counter space, making it ideal for cooking, entertaining, or everyday living. A separate dining room provides the perfect setting for family meals and gatherings, while the spacious living room offers a comfortable area to relax and unwind. With a functional layout, and sizable rooms, this home offers a great opportunity for anyone looking for space, comfort, and privacy. Enjoy the benefits of rural living while still having room to make this property your own.

17. 2025-12-18
    listed $130,000 Active 688-char remark

    Show marketing remark (688 chars)

    Welcome to this well-situated 3-bedroom, 1.5-bath home located in the town of Bombay, NY. Set on a generous 1-acre lot, this property offers plenty of space both inside and out. The home features a large kitchen with ample counter space, making it ideal for cooking, entertaining, or everyday living. A separate dining room provides the perfect setting for family meals and gatherings, while the spacious living room offers a comfortable area to relax and unwind. With a functional layout, and sizable rooms, this home offers a great opportunity for anyone looking for space, comfort, and privacy. Enjoy the benefits of rural living while still having room to make this property your own.

18. 2023-01-12
    soldstatus $118,000
19. 2023-01-11
    historical 666-char remark

    Show marketing remark (666 chars)

    Come see this well laid out, spacious Ranch home. The approx. 1 acre lot has a perfect open lawn out back with an abundance of room for playsets and pets! Inside, it boast over 1,500 sq. ft. of true single level living, including 3 Bedrooms, 1.5 Baths, and a same level laundry room. This home contains some beautiful hardwood floors and energy efficient double paned vinyl windows. Another nice feature is the1 bay attached garage with ample room to park with added storage. Recent updates include all electrical, plumbing and a newer metal roof. To add more value, the underutilized full basement could be finished! Conveniently located between Malone and Massena.

20. 2023-01-06
    soldstatus $118,000 Closed 666-char remark

    Show marketing remark (666 chars)

    Come see this well laid out, spacious Ranch home. The approx. 1 acre lot has a perfect open lawn out back with an abundance of room for playsets and pets! Inside, it boast over 1,500 sq. ft. of true single level living, including 3 Bedrooms, 1.5 Baths, and a same level laundry room. This home contains some beautiful hardwood floors and energy efficient double paned vinyl windows. Another nice feature is the1 bay attached garage with ample room to park with added storage. Recent updates include all electrical, plumbing and a newer metal roof. To add more value, the underutilized full basement could be finished! Conveniently located between Malone and Massena.

21. 2022-11-07
    historical 666-char remark

    Show marketing remark (666 chars)

    Come see this well laid out, spacious Ranch home. The approx. 1 acre lot has a perfect open lawn out back with an abundance of room for playsets and pets! Inside, it boast over 1,500 sq. ft. of true single level living, including 3 Bedrooms, 1.5 Baths, and a same level laundry room. This home contains some beautiful hardwood floors and energy efficient double paned vinyl windows. Another nice feature is the1 bay attached garage with ample room to park with added storage. Recent updates include all electrical, plumbing and a newer metal roof. To add more value, the underutilized full basement could be finished! Conveniently located between Malone and Massena.

22. 2022-10-15
    listed $129,900 666-char remark

    Show marketing remark (666 chars)

    Come see this well laid out, spacious Ranch home. The approx. 1 acre lot has a perfect open lawn out back with an abundance of room for playsets and pets! Inside, it boast over 1,500 sq. ft. of true single level living, including 3 Bedrooms, 1.5 Baths, and a same level laundry room. This home contains some beautiful hardwood floors and energy efficient double paned vinyl windows. Another nice feature is the1 bay attached garage with ample room to park with added storage. Recent updates include all electrical, plumbing and a newer metal roof. To add more value, the underutilized full basement could be finished! Conveniently located between Malone and Massena.

23. 2008-08-11
    soldstatus $82,000

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: +$255/yr (+$21/mo · 16.8%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,843
• − Mortgage interest: −$6,722
• − Property taxes: −$1,518
• − Insurance: −$600
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,491
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,435/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: Salmon River Central School District
• NCES district ID: 3625500
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 43% ▲ 7.00%
• Median HH income: $39,710
• Composite: 32.24/100
• National rank: #5770
• State rank: #545 of 590 in NY

Livability — Akwesasne

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

Census & demographics

• Census place: Akwesasne, NY
• City population: 4,655
• Population (ZIP): 892

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Native American 3%
• Common ancestry: Lithuanian 18% German 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 10%

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: ▲ 4.95%
• Current HPI: 167.533
• 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

+46.3% since first listed

9 events — show timeline

• 2026-03-18 Price Changed $120,000 ACVMLS
• 2026-02-01 Price Changed $125,000 ACVMLS
• 2025-12-18 Listed $130,000 ACVMLS
• 2023-01-12 Sold (Public Records) $118,000 Public Records
• 2023-01-11 Delisted — ACVMLS
• 2023-01-06 Sold (MLS) $118,000 ACVMLS
• 2022-11-07 Delisted — ACVMLS
• 2022-10-15 Listed $129,900 ACVMLS
• 2008-08-11 Sold (Public Records) $82,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,518 · -4.0% YoY. Source: county tax records.