339 Orebed Rd · Colton, NY 11201

$34,940

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 5 Days on market

Built 1969 1.50 ac lot ↓ 53% since listing

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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 +15.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

Key facts

• Partial basement
• 1.5 acres
• 1.5 acre lot

Tags

• 1.5 ACRES
• PARTIAL BASEMENT
• PEACEFUL RURAL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $35k).

Location & tenants

• Location reads 67/100 on livability (#577 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Colton-Pierrepont Central School District (rural): math 60% / reading 50% proficiency, ranked #365 of 755 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.4%/yr); 393 active listings in the ZIP; high-income renter base; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($173k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (6.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 5.4% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $25k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $34,940

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 16.80% ✓
• Cap rate: 157.23%
• Cash-on-cash: 539.06%
• DSCR: 24.99
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 32.12×
• Total profit: $304,462
• Equity at exit: $21,889

10-year hold

• IRR: —
• Equity multiple: 73.46×
• Total profit: $708,932
• Equity at exit: $39,629

Cash invested: $9,783 (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 11201

• Home prices YoY: 1.9%
• Rents YoY: 5.4%
• Active inventory: 393
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $5,869 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,232
• Net cashflow: $4,395

Break-even live

Break-even rent $306

Max offer price $34,940

Occupancy floor 20%

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: $8,735
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $34,940 Pending 5 DOM
2. 2026-06-07
   days on market $34,940 Active 4 DOM
3. 2026-06-02
   pricedays on marketlisting id $34,940 Active 1 DOM
4. 2026-05-13
   price $34,950 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

5. 2026-04-20
   status Active 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

6. 2026-04-17
   status Pending 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

7. 2026-04-07
   price $39,950 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

8. 2026-02-24
   price $49,950 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

9. 2026-01-22
   listed $59,950 Active 483-char remark

   Show marketing remark (483 chars)

   New price. Affordable country home situated on 1.5 acres in the Town of Colton. This property offers 3 bedrooms, 2 bathrooms, a partial basement, and an attached two car garage. Great opportunity for an investor or a buyer looking to build instant equity. The home is in need of repairs and is being sold as is and will not qualify for traditional financing. Peaceful rural setting with plenty of space and strong upside for the right buyer. Priced to move and ready for your vision.

10. 2026-01-21
    historical
11. 2025-12-15
    price $64,950
12. 2025-10-27
    price $74,950
13. 2025-10-21
    listed $74,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,424
• − Mortgage interest: −$1,957
• − Property taxes: −$524
• − Insurance: −$175
• − Repairs & maintenance: −$5,634
• − Management: −$5,634
• − Depreciation: −$1,016
• Taxable income: $55,484
• Est. tax owed @ 24.0%: −$13,316
• After-tax cash flow: $39,422/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: Colton-Pierrepont Central School District
• NCES district ID: 3608100
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $49,731
• Composite: 48.74/100
• National rank: #4544
• State rank: #365 of 755 in NY

Livability — Colton

• Score: 67/100
• State rank: #577
• US rank: #10406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kings County · 2,614,986 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 70,674
• Household income: $173,136
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 4080.0

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Asian 14% Black 12% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 7% Chinese 6% Other Indo-European 3%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 321.3623
• Rent YoY: ▲ 5.39%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-53.3% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $34,950 Global MLS
• 2026-04-20 Relisted — Global MLS
• 2026-04-17 Pending — Global MLS
• 2026-04-07 Price Changed $39,950 Global MLS
• 2026-02-24 Price Changed $49,950 Global MLS
• 2026-01-22 Listed $59,950 Global MLS
• 2026-01-21 Listing Removed — Global MLS
• 2025-12-15 Price Changed $64,950 Global MLS
• 2025-10-27 Price Changed $74,950 Global MLS
• 2025-10-21 Listed $74,900 Global MLS

Property tax history

+7.4%/yr

Latest (2025): $2,439 · +1.9% YoY. Source: county tax records.