14379 Maple St · Harrisville, NY 13648

$44,000

2 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 104 Days on market

Built 1900 10,259 sqft lot $38/sqft · 51% below area ↓ 20% since listing

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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 +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for all flipper's, this home is full of potential. There are two bedrooms up with a full bath and down has a large living room with a fireplace to enjoy the cold nights, and a nice big kitchen that is open to a dining area. It has a closed in porch to sit and enjoy your back yard with a small pond. Owner has a new front door and the hardwood floor to be put down in dining area. Home has been survey and marked out. Call today to see all that it has to offer.

Key facts

• Back yard
• Closed in porch
• Small pond

Tags

• LARGE LIVING ROOM
• NICE BIG KITCHEN
• CLOSED IN PORCH
• BACK YARD
• SMALL POND
• NEW FRONT DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,020 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D, crime F.
• Harrisville Central School District (rural): math 35% / reading 40% proficiency, ranked #673 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 110 units permitted in Lewis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($304 loan paydown + $2k appreciation (5.2% local appreciation)).
• Lewis County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $4k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 3.09% ✓
• Cap rate: 24.17%
• Cash-on-cash: 63.86%
• DSCR: 3.84
• GRM: 2.7

CMA / ARV

• ARV (median comp): $90,261
• List price: $44,000
• Delta: -51.25%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14276 Church St	0.07mi	3/1.0 (+1)	1,148 (+0%)	4mo	$60,000	$52	88
14328 Pearl St	0.09mi	3/1.0 (+1)	1,130 (-1%)	10mo	$80,000	$71	81
14474 Maple St	0.28mi	2/1.0	1,093 (-4%)	22mo	$117,500	$108	60
14231 Church St	0.20mi	2/1.0	1,036 (-10%)	22mo	$108,250	$104	56

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

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 5.26×
• Total profit: $52,506
• Equity at exit: $25,487

10-year hold

• IRR: 68.6%
• Equity multiple: 10.95×
• Total profit: $122,572
• Equity at exit: $44,450

Cash invested: $12,320 (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 13648

• Home prices YoY: 1.6%
• Active inventory: 27
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $656

Break-even live

Break-even rent $529

Max offer price $44,000

Occupancy floor 47%

Sensitivity live

Price	-10% $800	-5% $668	+0% $656	+5% $643	+10% $631
Rent	-10% $548	-5% $602	+0% $656	+5% $709	+10% $763
Rate	-1.0pp $678	-0.5pp $667	base $656	+0.5pp $644	+1.0pp $633

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $44,000 Active 104 DOM
2. 2026-06-18
   days on market $44,000 Active 102 DOM
3. 2026-06-17
   days on market $44,000 Active 101 DOM
4. 2026-06-16
   days on market $44,000 Active 100 DOM
5. 2026-06-15
   days on market $44,000 Active 99 DOM
6. 2026-06-13
   days on market $44,000 Active 97 DOM
7. 2026-06-12
   days on market $44,000 Active 96 DOM
8. 2026-06-09
   days on market $44,000 Active 93 DOM
9. 2026-06-08
   days on market $44,000 Active 92 DOM
10. 2026-06-07
    days on market $44,000 Active 91 DOM
11. 2026-06-05
    days on market $44,000 Active 89 DOM
12. 2026-06-04
    days on market $44,000 Active 87 DOM
13. 2026-06-02
    days on market $44,000 Active 86 DOM
14. 2026-06-01
    days on market $44,000 Active 85 DOM
15. 2026-05-31
    days on market $44,000 Active 84 DOM
16. 2026-04-17
    price $44,000 469-char remark

    Show marketing remark (469 chars)

    Looking for all flipper's, this home is full of potential. There are two bedrooms up with a full bath and down has a large living room with a fireplace to enjoy the cold nights, and a nice big kitchen that is open to a dining area. It has a closed in porch to sit and enjoy your back yard with a small pond. Owner has a new front door and the hardwood floor to be put down in dining area. Home has been survey and marked out. Call today to see all that it has to offer.

17. 2026-03-08
    listed $48,500 Active 469-char remark

    Show marketing remark (469 chars)

    Looking for all flipper's, this home is full of potential. There are two bedrooms up with a full bath and down has a large living room with a fireplace to enjoy the cold nights, and a nice big kitchen that is open to a dining area. It has a closed in porch to sit and enjoy your back yard with a small pond. Owner has a new front door and the hardwood floor to be put down in dining area. Home has been survey and marked out. Call today to see all that it has to offer.

18. 2021-11-19
    soldstatus $33,500 406-char remark

    Show marketing remark (406 chars)

    Handy Man Special with lots of potential. This home features Stone Pillars on the 28x10 Front Porch, Large Kitchen, Large Dining Room, and Large Family Room with a Cozy Fireplace, and a detached 20x25 Garage. Much of the work here has been done by the current owner who can not finish the project because of health issues. This home is just looking for a new owner who has the vision to see what it can be.

19. 2021-09-08
    listed $39,900 406-char remark

    Show marketing remark (406 chars)

    Handy Man Special with lots of potential. This home features Stone Pillars on the 28x10 Front Porch, Large Kitchen, Large Dining Room, and Large Family Room with a Cozy Fireplace, and a detached 20x25 Garage. Much of the work here has been done by the current owner who can not finish the project because of health issues. This home is just looking for a new owner who has the vision to see what it can be.

20. 1998-11-13
    soldstatus $55,000

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $16,311
• − Mortgage interest: −$2,465
• − Property taxes: −$2,030
• − Insurance: −$220
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,280
• Taxable income: $7,707
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,017/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: Harrisville Central School District
• NCES district ID: 3613770
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $43,727
• Composite: 34.34/100
• National rank: #10205
• State rank: #673 of 755 in NY

Livability — Harrisville

• Score: 59/100
• State rank: #1020
• US rank: #19931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,236

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 26,126 people
• By 2030: 25,354 · -3.0%
• By 2040: 23,359 · -10.6%
• By 2050: 20,927 · -19.9%
• By 2075: 15,533 · -40.5%
• By 2100: 10,215 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 11% Slovak 9% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+44.4) · D 27.8% · R 72.2%
• 2008→2024 swing: -35.6pp toward R · 2008: -8.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+39.2 2016: R+39.6 2012: R+8.7 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 333.5396
• 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

-20.0% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $44,000 CNYIS
• 2026-03-08 Listed $48,500 CNYIS
• 2021-11-19 Sold (MLS) $33,500 SLCMLS
• 2021-09-08 Listed $39,900 SLCMLS
• 1998-11-13 Sold (Public Records) $55,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,030 · +2.6% YoY. Source: county tax records.