233 Main St · Edwards, NY 13635

$90,000

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 17 Days on market

Built 1966 0.39 ac lot Est $79k · 14% over ↓ 6% since listing

---

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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.5/10.0
• Appreciation +6.3/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

This Edwards 3-bedroom ranch home, circa 1966, was originally 1,384 sq, ft with a full basement and an attached 15 x 24 garage. A sunroom addition has been added to the back of the house. It features sliding glass doors, 2 decks, natural wood, vaulted ceiling, skylight, a full bath and a full basement. The attached garage is under construction to transform it into a family room with pellet stove. The original flooring throughout the home has been removed for planned updating exposing the original hardwood floors. This home is in need of finish work letting you add your own personal touches.

Key facts

• 0.39 acre lot
• Built 1966
• Listed 17 days

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 $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,113 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, health & safety D, schools F.
• Edwards-Knox Central School District (rural): math 40% / reading 52% proficiency, ranked #454 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $3k of equity ($622 loan paydown + $2k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $78,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 First St	0.19mi	3/1.0	1,392 (+1%)	12mo	$80,000	$57	80
7 Church St	0.30mi	4/2.0 (+1)	1,187 (-14%)	10mo	$45,000	$38	45

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

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.91×
• Total profit: $23,040
• Equity at exit: $38,584

10-year hold

• IRR: 18.3%
• Equity multiple: 3.58×
• Total profit: $64,942
• Equity at exit: $58,037

Cash invested: $25,200 (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 13635

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$229 /mo · $2,754/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $218

Break-even live

Break-even rent $935

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $269	-5% $243	+0% $218	+5% $192	+10% $167
Rent	-10% $122	-5% $170	+0% $218	+5% $266	+10% $314
Rate	-1.0pp $263	-0.5pp $241	base $218	+0.5pp $195	+1.0pp $171

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2024-01-12
   status Pending
2. 2023-04-11
   soldstatus $85,000 597-char remark

   Show marketing remark (597 chars)

   This Edwards 3-bedroom ranch home, circa 1966, was originally 1,384 sq, ft with a full basement and an attached 15 x 24 garage. A sunroom addition has been added to the back of the house. It features sliding glass doors, 2 decks, natural wood, vaulted ceiling, skylight, a full bath and a full basement. The attached garage is under construction to transform it into a family room with pellet stove. The original flooring throughout the home has been removed for planned updating exposing the original hardwood floors. This home is in need of finish work letting you add your own personal touches.

3. 2023-03-06
   status Under Contract- Do Not Show
4. 2023-02-16
   listed $90,000 Active
5. 2023-02-15
   listed $90,000 597-char remark

   Show marketing remark (597 chars)

   This Edwards 3-bedroom ranch home, circa 1966, was originally 1,384 sq, ft with a full basement and an attached 15 x 24 garage. A sunroom addition has been added to the back of the house. It features sliding glass doors, 2 decks, natural wood, vaulted ceiling, skylight, a full bath and a full basement. The attached garage is under construction to transform it into a family room with pellet stove. The original flooring throughout the home has been removed for planned updating exposing the original hardwood floors. This home is in need of finish work letting you add your own personal touches.

ⓘ 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: $2,754 · $229/mo
• Projected year-2 tax: $2,754 · $229/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 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: $14,534
• − Mortgage interest: −$5,041
• − Property taxes: −$2,754
• − Insurance: −$450
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,618
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,292/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: Edwards-Knox Central School District
• NCES district ID: 3600003
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 52% ▲ 20.00%
• Median HH income: $44,756
• Composite: 38.92/100
• National rank: #4091
• State rank: #454 of 590 in NY

Livability — Edwards

• Score: 56/100
• State rank: #1113
• US rank: #22828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwards, NY
• Population (ZIP): 1,283

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 3%
• Common ancestry: Lithuanian 8% Romanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

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: ▲ 2.63%
• Current HPI: 327.8814
• 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

-5.6% since first listed

5 events — show timeline

• 2024-01-12 Pending — CNYIS
• 2023-04-11 Sold (MLS) $85,000 SLCMLS
• 2023-03-06 Pending — CNYIS
• 2023-02-16 Listed $90,000 CNYIS
• 2023-02-15 Listed $90,000 SLCMLS

Property tax history

+8.4%/yr

Latest (2025): $2,754 · -2.0% YoY. Source: county tax records.