4405 State Highway 3 · Star Lake, NY 13690

$89,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 13 Days on market

Built 1970 0.34 ac lot

---

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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 1-bath ranch-style home offers comfortable single-level living with the added benefit of a full basement. The property includes a spacious two-stall garage, a large yard perfect for outdoor activities, and a paved driveway for convenience. The home features a durable metal roof, low-maintenance vinyl siding, replacement windows, and updated 200-amp electrical service. All major appliances convey with the sale, including the stove, refrigerator, washer, dryer, and two freezers—making this home truly move-in ready. Heating is provided by a forced-air fuel oil furnace, with the added bonus of a wood-fired furnace in the basement for supplemental warmth and efficiency. The

Key facts

• Metal roof
• Full basement
• Vinyl siding

Tags

• FULL BASEMENT
• METAL ROOF
• VINYL SIDING
• REPLACEMENT WINDOWS
• 200A ELECTRICAL SERVICE
• MUNICIPAL WATER SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $90k).

Location & tenants

• Location reads 61/100 on livability (#938 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, crime F.
• Clifton-Fine Central School District (rural): math 45% / reading 40% proficiency, ranked #613 of 755 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifton-Fine Elementary School (math 32% / reading 54%, grade F, #1,353 of 2,108 statewide, top 64%, 129 students, 61% FRL); Clifton-Fine Junior-Senior High School (math 44% / reading 54%, grade D, #974 of 1,100 statewide, top 91%, 123 students, 70% FRL).
• Market conditions: 10 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 $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 1.09% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.01×
• Total profit: $25,490
• Equity at exit: $48,008

10-year hold

• IRR: 17.0%
• Equity multiple: 3.86×
• Total profit: $72,058
• Equity at exit: $80,522

Cash invested: $25,172 (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 13690

• Home prices YoY: 1.9%
• Active inventory: 10
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $118

Break-even live

Break-even rent $833

Max offer price $89,900

Occupancy floor 83%

Sensitivity live

Price	-10% $169	-5% $143	+0% $118	+5% $92	+10% $67
Rent	-10% $40	-5% $79	+0% $118	+5% $156	+10% $195
Rate	-1.0pp $163	-0.5pp $141	base $118	+0.5pp $94	+1.0pp $71

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-03-20
   listed $89,900 Active

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 17 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: $11,784
• − Mortgage interest: −$5,036
• − Property taxes: −$1,790
• − Insurance: −$450
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,615
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,410/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: Clifton-Fine Central School District
• NCES district ID: 3607710
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $41,483
• Composite: 38.09/100
• National rank: #8620
• State rank: #613 of 755 in NY

Livability — Star Lake

• Score: 61/100
• State rank: #938
• US rank: #18239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star Lake, NY
• Population (ZIP): 651

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 6% Black 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 8% Romanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 4.46%
• Current HPI: 237.6439
• 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

2 events — show timeline

• 2026-04-03 Pending — SLCMLS
• 2026-03-20 Listed $89,900 SLCMLS

Property tax history

+17.1%/yr

Latest (2025): $1,790 · -0.2% YoY. Source: county tax records.