59 Little York Rd · Hailesboro, NY 13642

$59,000

3 bd · 1.0 ba · 652 sqft · SingleFamily public records · 236 Days on market

Built 1900 8,712 sqft lot $90/sqft · 19% below area

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Why this score? — see what drove the B+ 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 +8.1/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Nice little home right here at an affordable price! Situated in the Town of Fowler with a little stream that flows through the side yard. Some work has been done here with a new forced air furnace, hot water heater and new pex water lines. Roofing was installed over the garage with metal. Come add your finishing touches and make this your home without the big mortgage! Priced to sell!

Key facts

• Metal roofing
• Hot water heater
• Forced air furnace

Tags

• FORCED AIR FURNACE
• HOT WATER HEATER
• PEX WATER LINES
• METAL ROOFING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,162 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, health & safety D, schools F.
• Gouverneur Central School District (town): math 23% / reading 34% proficiency, ranked #582 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 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 $4k of equity ($408 loan paydown + $4k appreciation (6.2% 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 (6.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 236 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.96% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 4.2

CMA / ARV

• ARV (median comp): $128,240
• List price: $59,000
• Delta: -53.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.69×
• Total profit: $44,469
• Equity at exit: $38,030

10-year hold

• IRR: 38.4%
• Equity multiple: 7.66×
• Total profit: $109,996
• Equity at exit: $69,791

Cash invested: $16,520 (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 13642

• Home prices YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$166 /mo · $1,986/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $416

Break-even live

Break-even rent $632

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $449	-5% $432	+0% $416	+5% $399	+10% $382
Rent	-10% $324	-5% $370	+0% $416	+5% $461	+10% $507
Rate	-1.0pp $445	-0.5pp $431	base $416	+0.5pp $400	+1.0pp $385

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $59,000 Active 236 DOM
2. 2026-06-18
   days on market $59,000 Active 234 DOM
3. 2026-06-17
   days on market $59,000 Active 233 DOM
4. 2026-06-16
   days on market $59,000 Active 232 DOM
5. 2026-06-15
   days on market $59,000 Active 231 DOM
6. 2026-06-13
   days on market $59,000 Active 229 DOM
7. 2026-06-12
   days on market $59,000 Active 228 DOM
8. 2026-06-09
   days on market $59,000 Active 225 DOM
9. 2026-06-08
   days on market $59,000 Active 224 DOM
10. 2026-06-07
    days on market $59,000 Active 223 DOM
11. 2026-06-07
    days on market $59,000 Active 222 DOM
12. 2026-06-04
    days on market $59,000 Active 219 DOM
13. 2026-06-02
    days on market $59,000 Active 218 DOM
14. 2026-06-01
    days on market $59,000 Active 217 DOM
15. 2026-05-31
    days on market $59,000 Active 216 DOM
16. 2026-05-13
    price $59,000 389-char remark

    Show marketing remark (389 chars)

    Nice little home right here at an affordable price! Situated in the Town of Fowler with a little stream that flows through the side yard. Some work has been done here with a new forced air furnace, hot water heater and new pex water lines. Roofing was installed over the garage with metal. Come add your finishing touches and make this your home without the big mortgage! Priced to sell!

17. 2025-12-11
    price $64,000 389-char remark

    Show marketing remark (389 chars)

    Nice little home right here at an affordable price! Situated in the Town of Fowler with a little stream that flows through the side yard. Some work has been done here with a new forced air furnace, hot water heater and new pex water lines. Roofing was installed over the garage with metal. Come add your finishing touches and make this your home without the big mortgage! Priced to sell!

18. 2025-10-28
    listed $69,000 Active 389-char remark

    Show marketing remark (389 chars)

    Nice little home right here at an affordable price! Situated in the Town of Fowler with a little stream that flows through the side yard. Some work has been done here with a new forced air furnace, hot water heater and new pex water lines. Roofing was installed over the garage with metal. Come add your finishing touches and make this your home without the big mortgage! Priced to sell!

19. 2023-11-03
    price $65,000
20. 2023-09-13
    price $67,500
21. 2023-09-06
    status Active
22. 2023-08-22
    historical
23. 2023-07-07
    price $74,000
24. 2022-06-03
    listed $77,000 Active
25. 2017-10-13
    soldstatus $75,000
26. 2001-09-28
    soldstatus $22,000
27. 2000-05-25
    soldstatus $16,000

ⓘ 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: $1,986 · $166/mo
• Projected year-2 tax: $1,986 · $166/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 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $13,902
• − Mortgage interest: −$3,305
• − Property taxes: −$1,986
• − Insurance: −$295
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,716
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,938/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: Gouverneur Central School District
• NCES district ID: 3612360
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 34% ▲ 8.00%
• Median HH income: $41,217
• Composite: 24.08/100
• National rank: #7757
• State rank: #582 of 590 in NY

Livability — Hailesboro

• Score: 52/100
• State rank: #1162
• US rank: #24781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,018

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 8% Slovak 4% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▲ 6.25%
• Current HPI: 349.6603
• 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

+268.8% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $59,000 SLCMLS
• 2025-12-11 Price Changed $64,000 SLCMLS
• 2025-10-28 Listed $69,000 SLCMLS
• 2023-11-03 Price Changed $65,000 SLCMLS
• 2023-09-13 Price Changed $67,500 SLCMLS
• 2023-09-06 Relisted — SLCMLS
• 2023-08-22 Delisted — SLCMLS
• 2023-07-07 Price Changed $74,000 SLCMLS
• 2022-06-03 Listed $77,000 SLCMLS
• 2017-10-13 Sold (Public Records) $75,000 Public Records
• 2001-09-28 Sold (Public Records) $22,000 Public Records
• 2000-05-25 Sold (Public Records) $16,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,986 · -1.2% YoY. Source: county tax records.