5432 Bostwick St · Lowville, NY 13367

$85,000

4 bd · 1.5 ba · 1,586 sqft · SingleFamily public records · 17 Days on market

Built 1900 4,741 sqft lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This village home is a diamond in the rough, looking for a new owner to give it some updates. Home features a first floor living room, dining room with raised platform for wood or pellet stove if desired, a first floor bedroom/ full bath and kitchen. Second level has two additional bedrooms and another full bath. Conveniently located next to school facilities.

Key facts

• Kitchen
• Dining room
• Full bath

Tags

• FIRST FLOOR LIVING ROOM
• DINING ROOM
• FIRST FLOOR BEDROOM
• FULL BATH
• KITCHEN
• SECOND LEVEL

Property features AI

Exterior

• Parking: No garage; Shared driveway (off-street parking)
• Utilities: Public water connected; Sewer connected; Electric service connected
• Home design: Two-story residence; Existing/resale property; Rectangular residential lot; City street frontage; Lot dimensions approximately 38 x 122
• Construction: Frame construction; Blown-in insulation; Stone foundation; Built as existing (year built details: existing)
• Exterior features: Gravel driveway; Shared driveway

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Various/varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Country-style kitchen; Bedroom on main level; Full dirt-floored basement
• Laundry & utility: Washer and dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.5% in Lowville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#490 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-, crime B; Watch: health & safety D, amenities F, commute F.
• Lowville Academy & Central School District (town): math 51% / reading 54% proficiency, ranked #345 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lowville Elementary School (math 55% / reading 52%, grade C, #974 of 2,108 statewide, top 46%, 618 students, 50% FRL); Lowville Middle School (math 34% / reading 57%, grade D+, #337 of 729 statewide, top 47%, 297 students, 46% FRL); Lowville High School (math 98% / reading 30%, grade B-, #808 of 1,100 statewide, top 74%, 367 students, 44% FRL).
• Market conditions: 46 active listings in the ZIP; 110 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Lewis County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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: 1.62% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $214,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7679 Sharp St	0.45mi	3/2.0 (-1)	1,604 (+1%)	3mo	$180,000	$112	67
5364 Eugene St	0.23mi	4/1.5	1,707 (+8%)	12mo	$186,400	$109	66
7604 Easton St	0.46mi	4/2.5	1,558 (-2%)	12mo	$210,000	$135	61
5564 Trinity Ave	0.41mi	3/1.5 (-1)	1,452 (-8%)	3mo	$165,000	$114	59
7611 Collins St	0.52mi	3/2.0 (-1)	1,633 (+3%)	10mo	$250,000	$153	55
7650 Sharp St	0.52mi	3/1.5 (-1)	1,620 (+2%)	16mo	$159,000	$98	54
7672 Sharp St	0.48mi	3/1.5 (-1)	1,462 (-8%)	12mo	$225,000	$154	50
7594 E State St	0.71mi	3/2.0 (-1)	1,600 (+1%)	12mo	$225,000	$141	48
5557 Woodlawn Ave	0.40mi	3/1.5 (-1)	1,440 (-9%)	17mo	$289,900	$201	47
7636 E State St	0.61mi	4/2.0	1,811 (+14%)	0mo	$275,000	$152	46
5543 Trinity Ave	0.34mi	3/2.0 (-1)	1,789 (+13%)	13mo	$184,900	$103	45
5483 River St	0.62mi	3/2.0 (-1)	1,664 (+5%)	18mo	$134,000	$81	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.92×
• Total profit: $69,610
• Equity at exit: $76,575

10-year hold

• IRR: 32.7%
• Equity multiple: 8.85×
• Total profit: $186,942
• Equity at exit: $165,136

Cash invested: $23,800 (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 13367

• Home prices YoY: 20.2%
• Active inventory: 46
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $364

Break-even live

Break-even rent $915

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $389	+0% $364	+5% $340	+10% $316
Rent	-10% $256	-5% $310	+0% $364	+5% $419	+10% $473
Rate	-1.0pp $407	-0.5pp $386	base $364	+0.5pp $342	+1.0pp $320

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $85,000 Active 17 DOM
2. 2026-06-21
   days on market $85,000 Active 16 DOM
3. 2026-06-19
   days on market $85,000 Active 14 DOM
4. 2026-06-18
   days on market $85,000 Active 13 DOM
5. 2026-06-17
   days on market $85,000 Active 12 DOM
6. 2026-06-16
   days on market $85,000 Active 11 DOM
7. 2026-06-15
   days on market $85,000 Active 10 DOM
8. 2026-06-14
   days on market $85,000 Active 8 DOM
9. 2026-06-12
   days on market $85,000 Active 7 DOM
10. 2026-06-09
    days on market $85,000 Active 4 DOM
11. 2026-06-08
    days on market $85,000 Active 3 DOM
12. 2026-06-07
    remarks 362-char remark
13. 2026-06-07
    listed $85,000 Active 2 DOM

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 17 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: $16,515
• − Mortgage interest: −$4,761
• − Property taxes: −$2,899
• − Insurance: −$425
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,473
• Taxable income: $3,314
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,578/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: Lowville Academy & Central School District
• NCES district ID: 3617820
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $47,554
• Composite: 44.62/100
• National rank: #2773
• State rank: #345 of 590 in NY

Livability — Lowville

• Score: 69/100
• State rank: #490
• US rank: #8619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowville, NY
• Population (ZIP): 8,786

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 26,126 people
• By 2030: 25,354 · -3.0%
• By 2040: 23,359 · -10.6%
• By 2050: 20,927 · -19.9%
• By 2075: 15,533 · -40.5%
• By 2100: 10,215 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 9% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+44.4) · D 27.8% · R 72.2%
• 2008→2024 swing: -35.6pp toward R · 2008: -8.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+39.2 2016: R+39.6 2012: R+8.7 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.81%
• Current HPI: 296.4815
• 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

• 2026-06-05 Listed $85,000 CNYIS

Property tax history

+12.4%/yr

Latest (2025): $2,899 · +3.0% YoY. Source: county tax records.