1779 State Highway 11B · Parishville, NY 13676

$289,000

5 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 40 Days on market

Built 1992

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.4/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

4 Bed | 2 Bath | 2,500+ Sq Ft 2.5 acres of land Granite countertops + updated kitchen Large deck + above-ground pool Huge heated detached garage/workshop Located in the Parishville-Hopkinton school district Space, privacy, and features you rarely find all in one property! Perfect for anyone needing room to grow, entertain, or just enjoy peaceful country living

Key facts

• Large deck
• Updated kitchen
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED KITCHEN
• LARGE DECK
• ABOVE-GROUND POOL
• HUGE HEATED DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-754 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (46.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (50.2% below list).
• Recommended offer: $144k (50.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#997 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment C-, health & safety C-, crime F.
• Parishville-Hopkinton Central School District (rural): math 65% / reading 51% proficiency, ranked #326 of 755 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parishville-Hopkinton Elementary School (math 52% / reading 47%, grade D, #1,085 of 2,108 statewide, top 56%, 176 students, 53% FRL); Parishville-Hopkinton Junior-Senior High School (math 52% / reading 64%, grade C, #879 of 1,100 statewide, top 80%, 169 students, 49% FRL) — zoned schools average 51% FRL vs 32% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $119k; list at $289k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $143,823 (50.2% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.50% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.18%
• DSCR: 0.50
• GRM: 16.7

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $109,340
• Equity at exit: $260,354

10-year hold

• IRR: 15.7%
• Equity multiple: 5.44×
• Total profit: $359,658
• Equity at exit: $561,463

Cash invested: $80,920 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 118
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-754

Break-even live

Break-even rent $2,392

Max offer price $155,831

Occupancy floor —

Sensitivity live

Price	-10% $-590	-5% $-672	+0% $-754	+5% $-836	+10% $-917
Rent	-10% $-867	-5% $-811	+0% $-754	+5% $-697	+10% $-640
Rate	-1.0pp $-608	-0.5pp $-680	base $-754	+0.5pp $-829	+1.0pp $-905

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $289,000 Active 40 DOM
2. 2026-06-21
   days on market $289,000 Active 39 DOM
3. 2026-06-18
   days on market $289,000 Active 37 DOM
4. 2026-06-17
   days on market $289,000 Active 36 DOM
5. 2026-06-16
   days on market $289,000 Active 35 DOM
6. 2026-06-15
   days on market $289,000 Active 34 DOM
7. 2026-06-13
   days on market $289,000 Active 32 DOM
8. 2026-06-12
   days on market $289,000 Active 31 DOM
9. 2026-06-09
   days on market $289,000 Active 28 DOM
10. 2026-06-08
    days on market $289,000 Active 27 DOM
11. 2026-06-07
    days on market $289,000 Active 26 DOM
12. 2026-06-07
    days on market $289,000 Active 25 DOM
13. 2026-06-04
    days on market $289,000 Active 22 DOM
14. 2026-06-02
    days on market $289,000 Active 21 DOM
15. 2026-06-01
    days on market $289,000 Active 20 DOM
16. 2026-05-31
    days on market $289,000 Active 19 DOM
17. 2026-05-12
    listed $289,000 Active 364-char remark
18. 2025-06-02
    status Active
19. 2025-05-10
    status Pending
20. 2025-04-19
    listed $290,000 Active
21. 2013-08-09
    soldstatus $119,310
22. 2009-08-06
    soldstatus $107,500
23. 2006-07-20
    soldstatus $45,000
24. 2006-05-10
    soldstatus $43,688
25. 2002-09-09
    soldstatus $45,000

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,967 · $331/mo
• Expected delta: +$918/yr (+$76/mo · 30.1%)

ⓘ 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 ≥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: $17,259
• − Mortgage interest: −$16,188
• − Property taxes: −$3,049
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$8,407
• Taxable loss: −$14,592
• Est. tax savings @ 24.0%: +$3,502
• After-tax cash flow: $-5,544/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: Parishville-Hopkinton Central School District
• NCES district ID: 3622440
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $43,130
• Composite: 50.48/100
• National rank: #3989
• State rank: #326 of 755 in NY

Livability — Parishville

• Score: 60/100
• State rank: #997
• US rank: #19460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,408

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▲ 48.01%
• Current HPI: 318.7704
• 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

+542.2% since first listed

9 events — show timeline

• 2026-05-12 Listed $289,000 FSBO.com
• 2025-06-02 Relisted — SLCMLS
• 2025-05-10 Pending — SLCMLS
• 2025-04-19 Listed $290,000 SLCMLS
• 2013-08-09 Sold (Public Records) $119,310 Public Records
• 2009-08-06 Sold (Public Records) $107,500 Public Records
• 2006-07-20 Sold (Public Records) $45,000 Public Records
• 2006-05-10 Sold (Public Records) $43,688 Public Records
• 2002-09-09 Sold (Public Records) $45,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,049 · +3.8% YoY. Source: county tax records.