8 2nd St · Edwards, NY 13635

$45,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily · 98 Days on market

Built 1890 Poor condition 6,955 sqft lot $36/sqft · 50% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This 2 bedroom, one bath home sits on a quiet street in Edwards. Home has an enclosed front porch and a partially fenced yard. There is a one stall garage and a storage shed. Home is heated by a forced air fuel oil furnace, has a 50 gallon electric hot water heater, stove refrigerator, freezer and also features 200 A electrical service. Property is close to NYS Snowmobile Trail and within walking distance to medical clinic, library, post office and downtown businesses. Contact a Realtor today to schedule your private showing.

Key facts

• One stall garage
• Storage shed
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• PARTIALLY FENCED YARD
• ONE STALL GARAGE
• STORAGE SHED
• FORCED AIR FUEL OIL FURNACE
• 200 A ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,113 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, health & safety D, crime F.
• Edwards-Knox Central School District (rural): math 40% / reading 52% proficiency, ranked #454 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edwards-Knox Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 294 students, 56% FRL); Edwards-Knox Junior-Senior High School (math 52% / reading 57%, grade C-, #912 of 1,100 statewide, top 85%, 221 students, 59% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 10 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 $1k of equity ($311 loan paydown + $1k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.36% ✓
• Cap rate: 20.37%
• Cash-on-cash: 50.29%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $90,869
• List price: $45,000
• Delta: -50.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 First St	0.06mi	3/1.0 (+1)	1,392 (+12%)	12mo	$80,000	$57	62

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

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 4.03×
• Total profit: $38,184
• Equity at exit: $19,292

10-year hold

• IRR: 54.9%
• Equity multiple: 8.14×
• Total profit: $89,944
• Equity at exit: $29,019

Cash invested: $12,600 (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 13635

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $528

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $559	-5% $544	+0% $528	+5% $513	+10% $497
Rent	-10% $444	-5% $486	+0% $528	+5% $570	+10% $612
Rate	-1.0pp $551	-0.5pp $540	base $528	+0.5pp $516	+1.0pp $505

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $45,000 Active 98 DOM
2. 2026-06-21
   days on market $45,000 Active 97 DOM
3. 2026-06-21
   days on market $45,000 Active 96 DOM
4. 2026-06-18
   days on market $45,000 Active 94 DOM
5. 2026-06-17
   days on market $45,000 Active 93 DOM
6. 2026-06-16
   days on market $45,000 Active 92 DOM
7. 2026-06-15
   days on market $45,000 Active 91 DOM
8. 2026-06-13
   days on market $45,000 Active 89 DOM
9. 2026-06-12
   days on market $45,000 Active 88 DOM
10. 2026-06-09
    days on market $45,000 Active 85 DOM
11. 2026-06-08
    days on market $45,000 Active 84 DOM
12. 2026-06-07
    days on market $45,000 Active 83 DOM
13. 2026-06-05
    days on market $45,000 Active 81 DOM
14. 2026-06-04
    days on market $45,000 Active 79 DOM
15. 2026-06-02
    days on market $45,000 Active 78 DOM
16. 2026-06-01
    days on market $45,000 Active 77 DOM
17. 2026-05-31
    days on market $45,000 Active 76 DOM
18. 2026-03-16
    listed $45,000 Active 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, one bath home sits on a quiet street in Edwards. Home has an enclosed front porch and a partially fenced yard. There is a one stall garage and a storage shed. Home is heated by a forced air fuel oil furnace, has a 50 gallon electric hot water heater, stove refrigerator, freezer and also features 200 A electrical service. Property is close to NYS Snowmobile Trail and within walking distance to medical clinic, library, post office and downtown businesses. Contact a Realtor today to schedule your private showing.

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $12,745
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,309
• Taxable income: $5,976
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $4,903/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding, and fencing. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and wear
• Major exterior siding — Weathered and peeling
• Major fencing — Falling apart
• Major landscaping — Minimal and unkempt
• Major kitchen flooring — Worn and in need of replacement
• Major bathroom flooring — Worn and in need of replacement

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal
• Resale Repair and replace fencing — A well-maintained fence enhances property value
• Resale Improve landscaping — A well-maintained yard can increase property value
• Rental Clean and organize kitchen and bathroom — A clean and organized space is more appealing to potential renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and wear	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
fencing · Falling apart	Major	$15,000–50,000
landscaping · Minimal and unkempt	Major	$15,000–50,000
kitchen flooring · Worn and in need of replacement	Major	$15,000–50,000
bathroom flooring · Worn and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal ↑
• Resale Repair and replace fencing — A well-maintained fence enhances property value ↑
• Resale Improve landscaping — A well-maintained yard can increase property value ↑
• Rental Clean and organize kitchen and bathroom — A clean and organized space is more appealing to potential renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edwards-Knox Central School District
• NCES district ID: 3600003
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 52% ▲ 20.00%
• Median HH income: $44,756
• Composite: 38.92/100
• National rank: #4091
• State rank: #454 of 590 in NY

Livability — Edwards

• Score: 56/100
• State rank: #1113
• US rank: #22828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwards, NY
• Population (ZIP): 1,283

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 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: ▲ 2.63%
• Current HPI: 327.8814
• 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

1 event — show timeline

• 2026-03-16 Listed $45,000 SLCMLS