26 Clark St · Parishville, NY 13672

$168,500

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 81 Days on market

Built 1900 Good condition 0.33 ac lot $107/sqft · at area comps Est $167k · at est. ↓ 14% since listing

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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).

• Cash flow +12.1/30.0
• ARV discount +7.1/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This 4-bedroom, 2-bathroom home sits on a 0.33-acre lot in the Village of Parishville and has been thoughtfully renovated over the years. The home was renovated from the studs in 2018, and the current owners have put a lot of care and planning into this home. As you walk in, you're welcomed by an open kitchen and dining area featuring bamboo floating flooring and appliances that are all less than three years old. The layout creates a bright and comfortable space for everyday living or gathering with family and friends. Both bathrooms feature tile finishes, including tiled showers, giving the spaces a clean and updated feel. The living room includes a laundry area, keeping everything conveniently located on the main level. About three years ago, the garage was converted into a spacious primary bedroom, featuring SmartCore floating flooring and its own propane monitor heater installed two years ago for an additional heat source. The home is heated with a forced-air propane furnace installed about seven years ago. With many updates already completed, this home has been well cared for and nicely renovated. Located within walking distance to Parishville-Hopkinton Central School, the property is also in a great spot for commuting--less than 15 minutes to Potsdam, about 30 minutes to Canton, 33 minutes to Massena, under 40 minutes to Malone, and only 20 minutes from the Adirondack Park for outdoor recreation. If you're looking for a move-in ready home in a quiet village setting, this property is definitely worth a look.

Key facts

• Laundry area
• 0.33 acre lot
• Built 1900

Tags

• OPEN KITCHEN AND DINING AREA
• BAMBOO FLOATING FLOORING
• LAUNDRY AREA
• SPACIOUS PRIMARY BEDROOM
• PROPANE MONITOR HEATER
• FORCED-AIR PROPANE FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-37 ($-441/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (15.3% below list).
• Recommended offer: $143k (15.3% 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: 7 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 ($1k loan paydown + $319 appreciation (0.2% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,745 (15.3% 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 81 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $167,174
• List price: $168,500
• Delta: 0.79%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.88×
• Total profit: $-5,744
• Equity at exit: $50,529

10-year hold

• IRR: 3.1%
• Equity multiple: 1.34×
• Total profit: $15,889
• Equity at exit: $62,032

Cash invested: $47,180 (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 13672

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$884
• Tax est. 1.5%: −$211 /mo · $2,528/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-37

Break-even live

Break-even rent $1,474

Max offer price $163,178

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $21	+0% $-37	+5% $-95	+10% $-153
Rent	-10% $-150	-5% $-93	+0% $-37	+5% $20	+10% $76
Rate	-1.0pp $48	-0.5pp $6	base $-37	+0.5pp $-80	+1.0pp $-125

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $168,500 Pending 81 DOM
2. 2026-06-04
   days on market $168,500 Active 79 DOM
3. 2026-06-02
   days on market $168,500 Active 78 DOM
4. 2026-06-01
   days on market $168,500 Active 77 DOM
5. 2026-05-31
   days on market $168,500 Active 76 DOM
6. 2026-05-11
   listed $168,500 Active 1538-char remark

   Show marketing remark (1538 chars)

   This 4-bedroom, 2-bathroom home sits on a 0.33-acre lot in the Village of Parishville and has been thoughtfully renovated over the years. The home was renovated from the studs in 2018, and the current owners have put a lot of care and planning into this home. As you walk in, you're welcomed by an open kitchen and dining area featuring bamboo floating flooring and appliances that are all less than three years old. The layout creates a bright and comfortable space for everyday living or gathering with family and friends. Both bathrooms feature tile finishes, including tiled showers, giving the spaces a clean and updated feel. The living room includes a laundry area, keeping everything conveniently located on the main level. About three years ago, the garage was converted into a spacious primary bedroom, featuring SmartCore floating flooring and its own propane monitor heater installed two years ago for an additional heat source. The home is heated with a forced-air propane furnace installed about seven years ago. With many updates already completed, this home has been well cared for and nicely renovated. Located within walking distance to Parishville-Hopkinton Central School, the property is also in a great spot for commuting--less than 15 minutes to Potsdam, about 30 minutes to Canton, 33 minutes to Massena, under 40 minutes to Malone, and only 20 minutes from the Adirondack Park for outdoor recreation. If you're looking for a move-in ready home in a quiet village setting, this property is definitely worth a look.

7. 2026-04-27
   price $168,500 1538-char remark

   Show marketing remark (1538 chars)

   This 4-bedroom, 2-bathroom home sits on a 0.33-acre lot in the Village of Parishville and has been thoughtfully renovated over the years. The home was renovated from the studs in 2018, and the current owners have put a lot of care and planning into this home. As you walk in, you're welcomed by an open kitchen and dining area featuring bamboo floating flooring and appliances that are all less than three years old. The layout creates a bright and comfortable space for everyday living or gathering with family and friends. Both bathrooms feature tile finishes, including tiled showers, giving the spaces a clean and updated feel. The living room includes a laundry area, keeping everything conveniently located on the main level. About three years ago, the garage was converted into a spacious primary bedroom, featuring SmartCore floating flooring and its own propane monitor heater installed two years ago for an additional heat source. The home is heated with a forced-air propane furnace installed about seven years ago. With many updates already completed, this home has been well cared for and nicely renovated. Located within walking distance to Parishville-Hopkinton Central School, the property is also in a great spot for commuting--less than 15 minutes to Potsdam, about 30 minutes to Canton, 33 minutes to Massena, under 40 minutes to Malone, and only 20 minutes from the Adirondack Park for outdoor recreation. If you're looking for a move-in ready home in a quiet village setting, this property is definitely worth a look.

8. 2026-04-06
   price $185,500 1538-char remark

   Show marketing remark (1538 chars)

   This 4-bedroom, 2-bathroom home sits on a 0.33-acre lot in the Village of Parishville and has been thoughtfully renovated over the years. The home was renovated from the studs in 2018, and the current owners have put a lot of care and planning into this home. As you walk in, you're welcomed by an open kitchen and dining area featuring bamboo floating flooring and appliances that are all less than three years old. The layout creates a bright and comfortable space for everyday living or gathering with family and friends. Both bathrooms feature tile finishes, including tiled showers, giving the spaces a clean and updated feel. The living room includes a laundry area, keeping everything conveniently located on the main level. About three years ago, the garage was converted into a spacious primary bedroom, featuring SmartCore floating flooring and its own propane monitor heater installed two years ago for an additional heat source. The home is heated with a forced-air propane furnace installed about seven years ago. With many updates already completed, this home has been well cared for and nicely renovated. Located within walking distance to Parishville-Hopkinton Central School, the property is also in a great spot for commuting--less than 15 minutes to Potsdam, about 30 minutes to Canton, 33 minutes to Massena, under 40 minutes to Malone, and only 20 minutes from the Adirondack Park for outdoor recreation. If you're looking for a move-in ready home in a quiet village setting, this property is definitely worth a look.

9. 2026-03-16
   listed $195,000 Active 1538-char remark

   Show marketing remark (1538 chars)

   This 4-bedroom, 2-bathroom home sits on a 0.33-acre lot in the Village of Parishville and has been thoughtfully renovated over the years. The home was renovated from the studs in 2018, and the current owners have put a lot of care and planning into this home. As you walk in, you're welcomed by an open kitchen and dining area featuring bamboo floating flooring and appliances that are all less than three years old. The layout creates a bright and comfortable space for everyday living or gathering with family and friends. Both bathrooms feature tile finishes, including tiled showers, giving the spaces a clean and updated feel. The living room includes a laundry area, keeping everything conveniently located on the main level. About three years ago, the garage was converted into a spacious primary bedroom, featuring SmartCore floating flooring and its own propane monitor heater installed two years ago for an additional heat source. The home is heated with a forced-air propane furnace installed about seven years ago. With many updates already completed, this home has been well cared for and nicely renovated. Located within walking distance to Parishville-Hopkinton Central School, the property is also in a great spot for commuting--less than 15 minutes to Potsdam, about 30 minutes to Canton, 33 minutes to Massena, under 40 minutes to Malone, and only 20 minutes from the Adirondack Park for outdoor recreation. If you're looking for a move-in ready home in a quiet village setting, this property is definitely worth a look.

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 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: $17,129
• − Mortgage interest: −$9,439
• − Property taxes: −$2,528
• − Insurance: −$842
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,902
• Taxable loss: −$3,322
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $356/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 · 13 photos

Good 75/100 Cosmetic rehab

This 4-bedroom, 2-bathroom home has been thoughtfully renovated and is in good condition. It offers a good balance of updates and maintenance, making it a solid investment.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping and planting trees — Improves curb appeal and rental value
• Resale Upgrading kitchen appliances — Modernizes kitchen and appeals to buyers
• Resale Updating bathrooms with modern fixtures — Enhances bathroom appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping and planting trees — Improves curb appeal and rental value ↑
• Resale Upgrading kitchen appliances — Modernizes kitchen and appeals to buyers ↑
• Resale Updating bathrooms with modern fixtures — Enhances bathroom appeal and resale value ↑

ⓘ 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: 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

• Census place: Parishville, NY
• Population (ZIP): 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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17% Iranian 7% Slovak 2%

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: ▲ 0.19%
• Current HPI: 286.5225
• 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

-13.6% since first listed

4 events — show timeline

• 2026-05-11 Listed $168,500 SLCMLS
• 2026-04-27 Price Changed $168,500 ACVMLS
• 2026-04-06 Price Changed $185,500 ACVMLS
• 2026-03-16 Listed $195,000 ACVMLS