573 S Washington St · Carthage, NY 13619

$150,000

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.58 ac lot Est $176k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This extremely nice, 2 bedroom home has been remodeled from top to bottom to a high level. Beautiful kitchen w/ a generous amount of cabinetry, island, SS appliances & pantry. Good-size living room. Nice bathroom w/ tiled floors, dbl vanity & front-load laundry. Upstairs are the large master bedroom w/ dbl closets & another bedroom. Great woodwork throughout. Heated front porch. Incredibly efficient, w/ heat & electricity averaging well below $100/month. Nice, private yard for your outdoor enjoyment. Oversized, 2-car garage. An excellent home that is easy on the budget. Call today!

Key facts

• Covered porch
• Flat lot
• Paved driveway

Tags

• PAVED DRIVEWAY
• OVERSIZED GARAGE
• FLAT LOT
• BACKYARD
• COVERED PORCH
• PANTRY WITH SHELVES

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 132 x 190

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 5 rooms including living spaces and a loft
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Kitchen island; Separate/formal living room; Loft; Partial basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-47 ($-567/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.4% below list).
• Recommended offer: $136k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#506 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B; Watch: employment D+, amenities F, commute F.
• Carthage Central School District (rural): math 30% / reading 46% proficiency, ranked #539 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carthage Elementary School (math 12% / reading 37%, grade F, #1,846 of 2,108 statewide, top 91%, 378 students, 63% FRL); Carthage Middle School (math 19% / reading 41%, grade F, #539 of 729 statewide, top 74%, 899 students, 51% FRL); Carthage Senior High School (math 92% / reading 72%, grade A, #452 of 1,100 statewide, top 44%, 815 students, 52% FRL) — zoned schools average 55% FRL vs 31% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,872 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $176,030
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 S Washington St	0.53mi	3/1.0	1,188 (-2%)	10mo	$175,000	$147	63
427 S James St	0.37mi	3/1.0	1,325 (+9%)	11mo	$141,300	$107	58
528 S Mechanic St	0.27mi	2/1.0 (-1)	1,105 (-9%)	20mo	$159,900	$145	51
620 West St	0.64mi	3/1.0	1,344 (+11%)	11mo	$187,500	$140	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.88×
• Total profit: $78,759
• Equity at exit: $135,132

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $234,440
• Equity at exit: $291,417

Cash invested: $42,000 (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 13619

• Home prices YoY: 26.0%
• Active inventory: 78
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$271 /mo · $3,258/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-47

Break-even live

Break-even rent $1,418

Max offer price $141,659

Occupancy floor 98%

Sensitivity live

Price	-10% $38	-5% $-5	+0% $-47	+5% $-90	+10% $-132
Rent	-10% $-155	-5% $-101	+0% $-47	+5% $6	+10% $60
Rate	-1.0pp $28	-0.5pp $-9	base $-47	+0.5pp $-86	+1.0pp $-126

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Alexandria St Unit 719 Carthage, NY	3.0	1.0	1100	$995	$0.90	45d	1	1.09mi

Listing history 5 events

1. 2026-06-21
   days on market $150,000 Active 5 DOM
2. 2026-06-19
   days on market $150,000 Active 3 DOM
3. 2026-06-18
   days on market $150,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $3,258 · $271/mo
• Projected year-2 tax: $3,258 · $271/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 ≥91°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: $16,305
• − Mortgage interest: −$8,402
• − Property taxes: −$3,258
• − Insurance: −$750
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,364
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $172/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: Carthage Central School District
• NCES district ID: 3606630
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $48,450
• Composite: 32.63/100
• National rank: #5668
• State rank: #539 of 590 in NY

Livability — Carthage

• Score: 69/100
• State rank: #506
• US rank: #8895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, NY
• County: Jefferson County · 47,417 people
• City population: 10,578
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 10,578
• Household income: $63,120
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 379.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 9% Romanian 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▲ 84.02%
• Current HPI: 406.9439
• Rent YoY: —
• Metro: Watertown-Fort Drum, NY
• 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

+275.0% since first listed

13 events — show timeline

• 2026-06-16 Listed $150,000 CNYIS
• 2018-11-19 Sold (Public Records) $105,000 Public Records
• 2018-11-16 Sold (MLS) $105,000 CNYIS
• 2018-09-14 Listed $114,900 CNYIS
• 2016-10-13 Listing Removed — CNYIS
• 2016-06-08 Listed $122,500 CNYIS
• 2014-11-12 Sold (Public Records) $117,000 Public Records
• 2014-11-10 Sold (MLS) $117,000 CNYIS
• 2013-10-22 Listed $122,900 CNYIS
• 2013-10-20 Listing Removed — CNYIS
• 2013-08-23 Sold (Public Records) $42,000 Public Records
• 2013-04-03 Listed $134,900 CNYIS
• 2011-10-18 Sold (Public Records) $40,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $3,258 · +7.6% YoY. Source: county tax records.