406A Chapel Hill Rd · Parishville, NY 13625

$145,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 8 Days on market

Built 1982 1.58 ac lot

---

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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This is a log home built from native logs. located on a cul-de-sac on the very edge of the Great Adirondack Park. Yet not in the APA. accessible to the multi trail system that everyone in the area has developed over the years. State land for hunting is very close. Satellite Dish for internet. well planed home with a storage shed and a 2 stall garage.

Key facts

• Atv trail access
• Rustic log home
• Spacious kitchen

Tags

• RUSTIC LOG HOME
• SPACIOUS KITCHEN
• BONUS LIVING ROOM
• ATV TRAIL ACCESS
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (27.6% below list).
• Recommended offer: $105k (27.6% 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: 24 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 $3k of equity ($1k loan paydown + $2k appreciation (1.6% 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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 $63k; list at $145k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $105,026 (27.6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.91×
• Total profit: $-3,688
• Equity at exit: $54,058

10-year hold

• IRR: 3.0%
• Equity multiple: 1.39×
• Total profit: $15,707
• Equity at exit: $75,504

Cash invested: $40,600 (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 13625

• Home prices YoY: 0.5%
• Active inventory: 24
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-168

Break-even live

Break-even rent $1,263

Max offer price $115,333

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-127	+0% $-168	+5% $-209	+10% $-250
Rent	-10% $-251	-5% $-209	+0% $-168	+5% $-126	+10% $-85
Rate	-1.0pp $-95	-0.5pp $-131	base $-168	+0.5pp $-206	+1.0pp $-244

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-04-15
   listed $145,000 Active
3. 2020-04-17
   soldstatus $63,000 353-char remark

   Show marketing remark (353 chars)

   This is a log home built from native logs. located on a cul-de-sac on the very edge of the Great Adirondack Park. Yet not in the APA. accessible to the multi trail system that everyone in the area has developed over the years. State land for hunting is very close. Satellite Dish for internet. well planed home with a storage shed and a 2 stall garage.

4. 2020-04-17
   soldstatus $63,000

   Show marketing remark (353 chars)

   This is a log home built from native logs. located on a cul-de-sac on the very edge of the Great Adirondack Park. Yet not in the APA. accessible to the multi trail system that everyone in the area has developed over the years. State land for hunting is very close. Satellite Dish for internet. well planed home with a storage shed and a 2 stall garage.

5. 2019-10-05
   listed $65,000 353-char remark

   Show marketing remark (353 chars)

   This is a log home built from native logs. located on a cul-de-sac on the very edge of the Great Adirondack Park. Yet not in the APA. accessible to the multi trail system that everyone in the area has developed over the years. State land for hunting is very close. Satellite Dish for internet. well planed home with a storage shed and a 2 stall garage.

6. 2015-11-20
   soldstatus $70,000 1071-char remark

   Show marketing remark (1071 chars)

   MOTIVATED SELLER! Seller is willing to credit money towards closing costs! Privacy and great views are offered in this log cabin in the woods. This cabin is located off of Chapel Hill Road in Parishville and is connected to the Parishville Multi Use Trail System. This home is about 100 yards from High Flats State Land which is over 2,000 acres of great hiking and hunting! It is also 1 mile from the Adirondack State Park. This log home features an open floor plan with open stairway. The master bedroom with a half bath and laundry are on the first floor where the full bathroom is also located. The windows overlook the meadow with beautiful vistas all year long. The 2nd floor features an additional bedroom with an open landing that is currently used as another bedroom. Off the landing is a small balcony with stairs leading down to the outside. There is a 2 car detached garage with side sheds. Quiet and private and yet only minutes to the Village of Parishville and close to Potsdam and Canton. 406A Chapel Hill Road may be just the place you are looking for!

7. 2015-11-20
   soldstatus $70,000

   Show marketing remark (1071 chars)

   MOTIVATED SELLER! Seller is willing to credit money towards closing costs! Privacy and great views are offered in this log cabin in the woods. This cabin is located off of Chapel Hill Road in Parishville and is connected to the Parishville Multi Use Trail System. This home is about 100 yards from High Flats State Land which is over 2,000 acres of great hiking and hunting! It is also 1 mile from the Adirondack State Park. This log home features an open floor plan with open stairway. The master bedroom with a half bath and laundry are on the first floor where the full bathroom is also located. The windows overlook the meadow with beautiful vistas all year long. The 2nd floor features an additional bedroom with an open landing that is currently used as another bedroom. Off the landing is a small balcony with stairs leading down to the outside. There is a 2 car detached garage with side sheds. Quiet and private and yet only minutes to the Village of Parishville and close to Potsdam and Canton. 406A Chapel Hill Road may be just the place you are looking for!

8. 2015-06-26
   listed $74,900 1071-char remark

   Show marketing remark (1071 chars)

   MOTIVATED SELLER! Seller is willing to credit money towards closing costs! Privacy and great views are offered in this log cabin in the woods. This cabin is located off of Chapel Hill Road in Parishville and is connected to the Parishville Multi Use Trail System. This home is about 100 yards from High Flats State Land which is over 2,000 acres of great hiking and hunting! It is also 1 mile from the Adirondack State Park. This log home features an open floor plan with open stairway. The master bedroom with a half bath and laundry are on the first floor where the full bathroom is also located. The windows overlook the meadow with beautiful vistas all year long. The 2nd floor features an additional bedroom with an open landing that is currently used as another bedroom. Off the landing is a small balcony with stairs leading down to the outside. There is a 2 car detached garage with side sheds. Quiet and private and yet only minutes to the Village of Parishville and close to Potsdam and Canton. 406A Chapel Hill Road may be just the place you are looking for!

9. 2004-05-05
   soldstatus $56,500

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,286 · $191/mo
• Expected delta: +$164/yr (+$14/mo · 7.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 14 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: $12,603
• − Mortgage interest: −$8,122
• − Property taxes: −$2,122
• − Insurance: −$725
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$4,218
• Taxable loss: −$4,601
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $-911/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): 1,689

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 7% Iranian 3% Slovak 2%
• Foreign-born: 2% · Canada

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: ▲ 1.60%
• Current HPI: 340.8935
• 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

+156.6% since first listed

9 events — show timeline

• 2026-04-23 Pending — SLCMLS
• 2026-04-15 Listed $145,000 SLCMLS
• 2020-04-17 Sold (Public Records) $63,000 Public Records
• 2020-04-17 Sold (MLS) $63,000 SLCMLS
• 2019-10-05 Listed $65,000 SLCMLS
• 2015-11-20 Sold (Public Records) $70,000 Public Records
• 2015-11-20 Sold (MLS) $70,000 SLCMLS
• 2015-06-26 Listed $74,900 SLCMLS
• 2004-05-05 Sold (Public Records) $56,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,122 · +2.1% YoY. Source: county tax records.