1734 State Highway 72 · Parishville, NY 13672

$154,900

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 181 Days on market

Built 1804 10,019 sqft lot $86/sqft · 28% below area Est $226k · 31% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into timeless charm blended seamlessly with thoughtful updates in this historic home built in 1804. Offering outstanding curb appeal and modern efficiency, the property has been extensively improved while preserving its character. A new metal roof was installed in 2006, followed by a septic system upgrade in 2007 that included new plumbing, electrical, spray foam insulation, and vinyl windows. The exterior was freshly painted in 2011, adding to the home’s classic appeal. Inside, the kitchen is a standout, featuring custom KraftMaid cabinetry and a center island, perfect for both everyday living and entertaining. The main level offers a spacious primary bedroom with ensuite bath, convenient main-floor laundry, and a half bath. Upstairs, you’ll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. There is outstanding hardwood flooring and also ceramic tile. Additional improvements include an oil furnace installed in 2008 and an on-demand water heater added in 2013. A fabulous covered front porch invites you to relax and enjoy the setting, making this home as welcoming as it is functional. Rich in history yet thoughtfully updated, this is a rare opportunity to own a truly special property.

Key facts

• New metal roof
• Vinyl windows
• 0.23 acre lot

Tags

• NEW METAL ROOF
• SEPTIC SYSTEM UPGRADE
• SPRAY FOAM INSULATION
• VINYL WINDOWS
• FRESHLY PAINTED EXTERIOR
• CUSTOM KRAFTMAID CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-50 ($-601/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (21.9% below list).
• Recommended offer: $121k (21.9% 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.
• 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 + $293 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 181 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $102k; list at $155k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1804 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,938 (21.9% 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 181 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1804 — 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. 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: 0.78% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $225,600
• List price: $154,900
• Delta: -31.34%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Pleasant St	0.32mi	3/2.0 (+1)	1,838 (+2%)	8mo	$230,000	$125	65
109 Picketville Rd	0.62mi	3/2.0 (+1)	1,628 (-10%)	15mo	$260,000	$160	33

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.85×
• Total profit: $-6,358
• Equity at exit: $46,451

10-year hold

• IRR: 2.5%
• Equity multiple: 1.28×
• Total profit: $12,167
• Equity at exit: $57,025

Cash invested: $43,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-50

Break-even live

Break-even rent $1,273

Max offer price $146,055

Occupancy floor 99%

Sensitivity live

Price	-10% $38	-5% $-6	+0% $-50	+5% $-94	+10% $-138
Rent	-10% $-146	-5% $-98	+0% $-50	+5% $-2	+10% $45
Rate	-1.0pp $28	-0.5pp $-11	base $-50	+0.5pp $-90	+1.0pp $-131

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $154,900 Active 181 DOM
2. 2026-06-21
   days on market $154,900 Active 180 DOM
3. 2026-06-18
   days on market $154,900 Active 178 DOM
4. 2026-06-17
   days on market $154,900 Active 177 DOM
5. 2026-06-16
   days on market $154,900 Active 176 DOM
6. 2026-06-15
   days on market $154,900 Active 175 DOM
7. 2026-06-13
   days on market $154,900 Active 173 DOM
8. 2026-06-12
   days on market $154,900 Active 172 DOM
9. 2026-06-09
   days on market $154,900 Active 169 DOM
10. 2026-06-08
    days on market $154,900 Active 168 DOM
11. 2026-06-07
    days on market $154,900 Active 167 DOM
12. 2026-06-07
    days on market $154,900 Active 166 DOM
13. 2026-06-04
    days on market $154,900 Active 163 DOM
14. 2026-06-02
    days on market $154,900 Active 162 DOM
15. 2026-06-01
    days on market $154,900 Active 161 DOM
16. 2026-05-31
    days on market $154,900 Active 160 DOM
17. 2025-12-17
    listed $154,900 Active 1274-char remark

    Show marketing remark (1274 chars)

    Step into timeless charm blended seamlessly with thoughtful updates in this historic home built in 1804. Offering outstanding curb appeal and modern efficiency, the property has been extensively improved while preserving its character. A new metal roof was installed in 2006, followed by a septic system upgrade in 2007 that included new plumbing, electrical, spray foam insulation, and vinyl windows. The exterior was freshly painted in 2011, adding to the home’s classic appeal. Inside, the kitchen is a standout, featuring custom KraftMaid cabinetry and a center island, perfect for both everyday living and entertaining. The main level offers a spacious primary bedroom with ensuite bath, convenient main-floor laundry, and a half bath. Upstairs, you’ll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. There is outstanding hardwood flooring and also ceramic tile. Additional improvements include an oil furnace installed in 2008 and an on-demand water heater added in 2013. A fabulous covered front porch invites you to relax and enjoy the setting, making this home as welcoming as it is functional. Rich in history yet thoughtfully updated, this is a rare opportunity to own a truly special property.

18. 2016-01-25
    soldstatus $102,500
19. 2016-01-22
    soldstatus $102,500 1181-char remark

    Show marketing remark (1181 chars)

    Formally known as the Agency House, this home was built in 1804 and is the oldest stick built home in Parishville. Do not let the age of this home discourage you. The home has been completely remodeled. The tin ceiling in the kitchen has been preserved as well as the maple and spruce flooring. A new tin roof was installed in 2006. A complete remodel was completed in 2007 including: New septic system and pex plumbing, New electrical, New spray foam insulation, New HVAC system, New vinyl windows, and much more! The exterior of the home was painted in 2011 with a railing added to the large beautiful wrap around porch in 2012. The New oil furnace was installed in 2008 and New on demand tankless water heater in 2013. The master bedroom with an attached master bath are conveniently located on the first floor. The eat in kitchen has custom Kraftmaid cabinets with soft close drawers and stainless steel appliances which will be sold with the property. Taxes shown do not reflect any exemptions. The STAR exemption would save approximately $377. Enjoy owning a piece of history with the comfort of knowing everything behind the walls is updated and safe. Truly a must see!

20. 2014-12-12
    listed $108,000 1181-char remark

    Show marketing remark (1181 chars)

    Formally known as the Agency House, this home was built in 1804 and is the oldest stick built home in Parishville. Do not let the age of this home discourage you. The home has been completely remodeled. The tin ceiling in the kitchen has been preserved as well as the maple and spruce flooring. A new tin roof was installed in 2006. A complete remodel was completed in 2007 including: New septic system and pex plumbing, New electrical, New spray foam insulation, New HVAC system, New vinyl windows, and much more! The exterior of the home was painted in 2011 with a railing added to the large beautiful wrap around porch in 2012. The New oil furnace was installed in 2008 and New on demand tankless water heater in 2013. The master bedroom with an attached master bath are conveniently located on the first floor. The eat in kitchen has custom Kraftmaid cabinets with soft close drawers and stainless steel appliances which will be sold with the property. Taxes shown do not reflect any exemptions. The STAR exemption would save approximately $377. Enjoy owning a piece of history with the comfort of knowing everything behind the walls is updated and safe. Truly a must see!

21. 2007-04-12
    soldstatus $30,000
22. 2002-11-04
    soldstatus $18,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $2,081 · $173/mo
• Expected delta: +$537/yr (+$45/mo · 34.8%)

ⓘ 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 ≥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: $14,513
• − Mortgage interest: −$8,677
• − Property taxes: −$1,544
• − Insurance: −$774
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,506
• Taxable loss: −$3,310
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $194/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

• 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

+760.6% since first listed

6 events — show timeline

• 2025-12-17 Listed $154,900 SLCMLS
• 2016-01-25 Sold (Public Records) $102,500 Public Records
• 2016-01-22 Sold (MLS) $102,500 SLCMLS
• 2014-12-12 Listed $108,000 SLCMLS
• 2007-04-12 Sold (Public Records) $30,000 Public Records
• 2002-11-04 Sold (Public Records) $18,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,544 · +2.9% YoY. Source: county tax records.