1017 State Route 11 · Brushton, NY 12957

$99,900

1 bd · 1.0 ba · 1,057 sqft · SingleFamily public records · 174 Days on market

Built 1920 0.50 ac lot $95/sqft · 5% above area Est $95k · 5% over

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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).

• Cash flow +20.5/30.0
• Appreciation +9.9/10.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• ARV discount +5.0/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

Key facts

• Inviting living area
• Stylish kitchen
• Well designed layout

Tags

• HALF ACRE LOT
• INVITING LIVING AREA
• STYLISH KITCHEN
• WELL DESIGNED LAYOUT
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#928 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brushton Grade School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 457 students, 60% FRL); Brushton-Moira High School (math 42% / reading 47%, grade F, #1,032 of 1,100 statewide, top 95%, 328 students, 60% FRL) — zoned schools average 60% FRL vs 45% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $10k appreciation (9.8% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $94,737
• List price: $99,900
• Delta: 5.45%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

9.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.19×
• Total profit: $61,212
• Equity at exit: $88,377

10-year hold

• IRR: 24.4%
• Equity multiple: 7.20×
• Total profit: $173,311
• Equity at exit: $188,890

Cash invested: $27,972 (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 12957

• Home prices YoY: 3.0%
• Active inventory: 14
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $131

Break-even live

Break-even rent $839

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $187	-5% $159	+0% $131	+5% $103	+10% $74
Rent	-10% $51	-5% $91	+0% $131	+5% $170	+10% $210
Rate	-1.0pp $181	-0.5pp $156	base $131	+0.5pp $105	+1.0pp $79

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $99,900 Active 174 DOM
2. 2026-06-21
   days on market $99,900 Active 173 DOM
3. 2026-06-18
   days on market $99,900 Active 171 DOM
4. 2026-06-17
   days on market $99,900 Active 170 DOM
5. 2026-06-16
   days on market $99,900 Active 169 DOM
6. 2026-06-15
   days on market $99,900 Active 168 DOM
7. 2026-06-13
   days on market $99,900 Active 166 DOM
8. 2026-06-12
   days on market $99,900 Active 165 DOM
9. 2026-06-09
   days on market $99,900 Active 162 DOM
10. 2026-06-08
    days on market $99,900 Active 161 DOM
11. 2026-06-07
    days on market $99,900 Active 160 DOM
12. 2026-06-05
    days on market $99,900 Active 158 DOM
13. 2026-06-04
    days on market $99,900 Active 156 DOM
14. 2026-06-02
    days on market $99,900 Active 155 DOM
15. 2026-06-01
    days on market $99,900 Active 154 DOM
16. 2026-05-31
    days on market $99,900 Active 153 DOM
17. 2026-04-10
    price $99,900 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

18. 2026-03-24
    status Active 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

19. 2026-03-24
    price $105,000 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

20. 2026-02-16
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

21. 2026-02-04
    price $110,000 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

22. 2025-11-24
    listed $120,000 Active 795-char remark

    Show marketing remark (795 chars)

    Charming, Move-In Ready 3 Bedroom Home on Half an Acre! Welcome to this newly renovated 3-bedroom, 1-bath home offering 1,050 square feet of comfortable, living. Nestled on a 0.5-acre lot, this property provides the perfect blend of privacy and convenience. Step inside to find a freshly updated interior with a bright, open feel. The recent renovations allow you to move right in and enjoy from day one. The home features an inviting living area, a stylish kitchen, and a well-designed layout that maximizes every square foot. Outside, the half-acre lot offers plenty of room for outdoor activities, gardening, or simply relaxing and taking in the peaceful surroundings. Whether you're a first-time buyer or looking to downsize with comfort, this turn-key home is one you won't want to miss!

23. 2021-08-09
    soldstatus $82,500
24. 2021-08-05
    soldstatus $82,500 201-char remark

    Show marketing remark (201 chars)

    This home has recently been updated with all new carpet and laminate flooring throughout, updated electric, brand new Hot water tank and pump. All thats left to do is to move right in can call it HOME!

25. 2021-04-21
    listed $82,500 201-char remark

    Show marketing remark (201 chars)

    This home has recently been updated with all new carpet and laminate flooring throughout, updated electric, brand new Hot water tank and pump. All thats left to do is to move right in can call it HOME!

26. 2020-12-23
    soldstatus $27,000
27. 2020-10-25
    listed $30,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$261/yr (+$22/mo · 22.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $12,054
• − Mortgage interest: −$5,596
• − Property taxes: −$1,167
• − Insurance: −$500
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,906
• Taxable loss: −$43
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,580/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: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — Brushton

• Score: 61/100
• State rank: #928
• US rank: #18086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,721

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 19% German 4% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.78%
• Current HPI: 329.87
• 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

+233.0% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $99,900 ACVMLS
• 2026-03-24 Relisted — ACVMLS
• 2026-03-24 Price Changed $105,000 ACVMLS
• 2026-02-16 Pending — ACVMLS
• 2026-02-04 Price Changed $110,000 ACVMLS
• 2025-11-24 Listed $120,000 ACVMLS
• 2021-08-09 Sold (Public Records) $82,500 Public Records
• 2021-08-05 Sold (MLS) $82,500 ACVMLS
• 2021-04-21 Listed $82,500 ACVMLS
• 2020-12-23 Sold (MLS) $27,000 ACVMLS
• 2020-10-25 Listed $30,000 ACVMLS

Property tax history

+9.6%/yr

Latest (2025): $1,167 · +0.9% YoY. Source: county tax records.