314 Main St · Antwerp, NY 13608

$89,900

3 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 213 Days on market

Built 1890 8,910 sqft lot Est $60k · 49% over ↓ 10% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.4/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This charming three-bedroom, one-and-a-half-bath residence exudes both character and potential, offering an exceptional opportunity for a discerning buyer to transform it into a truly remarkable home. From the moment you arrive, the property’s inviting curb appeal and solid construction are immediately evident. The exterior presents a timeless aesthetic, while the home’s sturdy foundation and dry basement attest to its enduring quality and structural integrity. Upon entering the first floor, you are greeted by a spacious and functional layout. The kitchen, of generous proportion, provides ample room for culinary creativity and could easily accommodate modern upgrades or custom c

Key facts

• Solid construction
• Ample room
• Cozy dining area

Tags

• SOLID CONSTRUCTION
• STURDY FOUNDATION
• DRY BASEMENT
• SPACIOUS LAYOUT
• AMPLE ROOM
• COZY DINING AREA

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing residence
• Construction: Stone foundation; Construction details: see remarks
• Exterior features: Blacktop driveway; Irregular lot; Main thoroughfare frontage

Interior

• Kitchen: Gas cooktop; Disposal; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: See remarks (additional interior details noted); Partial basement
• Laundry & utility: Main level laundry; Washer; Dryer; Electric water heater

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 $354 ($4k/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: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,064 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Indian River Central School District (rural): math 33% / reading 50% proficiency, ranked #502 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $707 appreciation (0.8% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% 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 213 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1890 — 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. 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: 1.48% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $60,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Mechanic St	0.39mi	3/1.5	1,638 (-10%)	5mo	$52,500	$32	58
3 Lexington Ave	0.17mi	3/2.0	1,650 (-10%)	19mo	$174,000	$105	56
227 Main St	0.16mi	3/1.0	1,566 (-14%)	23mo	$10,000	$6	50
22 Main St	0.50mi	3/1.0	1,640 (-10%)	13mo	$38,000	$23	49
8 Van Buren St	0.37mi	4/2.0 (+1)	1,980 (+9%)	15mo	$65,000	$33	47
31 Van Buren St	0.49mi	3/2.0	1,688 (-8%)	22mo	$180,000	$107	42
101 Washington St	0.61mi	4/3.0 (+1)	1,997 (+10%)	6mo	$203,000	$102	38

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

Projected returns pro-forma

0.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.93×
• Total profit: $23,352
• Equity at exit: $29,695

10-year hold

• IRR: 21.9%
• Equity multiple: 3.60×
• Total profit: $65,373
• Equity at exit: $38,704

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 13608

• Home prices YoY: 0.1%
• Active inventory: 19
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $354

Break-even live

Break-even rent $884

Max offer price $89,900

Occupancy floor 68%

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 18 events

1. 2026-06-19
   days on market $89,900 Active 213 DOM
2. 2026-06-18
   days on market $89,900 Active 212 DOM
3. 2026-06-17
   days on market $89,900 Active 211 DOM
4. 2026-06-16
   days on market $89,900 Active 210 DOM
5. 2026-06-15
   days on market $89,900 Active 209 DOM
6. 2026-06-14
   days on market $89,900 Active 207 DOM
7. 2026-06-12
   days on market $89,900 Active 206 DOM
8. 2026-06-09
   days on market $89,900 Active 203 DOM
9. 2026-06-08
   days on market $89,900 Active 202 DOM
10. 2026-06-07
    days on market $89,900 Active 201 DOM
11. 2026-06-05
    days on market $89,900 Active 198 DOM
12. 2026-06-03
    days on market $89,900 Active 197 DOM
13. 2026-06-02
    days on market $89,900 Active 196 DOM
14. 2026-06-01
    days on market $89,900 Active 195 DOM
15. 2026-05-31
    days on market $89,900 Active 194 DOM
16. 2026-05-30
    days on market $89,900 Active 193 DOM
17. 2026-04-10
    price $89,900
18. 2025-11-18
    listed $99,900 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/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 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: $15,988
• − Mortgage interest: −$5,036
• − Property taxes: −$2,277
• − Insurance: −$450
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,615
• Taxable income: $3,052
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,514/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: Indian River Central School District
• NCES district ID: 3615300
• Math proficiency: 33% ▼ -21.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $45,599
• Composite: 35.25/100
• National rank: #4977
• State rank: #502 of 590 in NY

Livability — Antwerp

• Score: 58/100
• State rank: #1064
• US rank: #21270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antwerp, NY
• Population (ZIP): 1,845

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Iranian 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.79%
• Current HPI: 582.0014
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $89,900 CNYIS
• 2025-11-18 Listed $99,900 CNYIS

Property tax history

+2.7%/yr

Latest (2025): $2,277 · +1.2% YoY. Source: county tax records.