5-Plex
454 S Massey St · Watertown, NY
Flood risk 1/10 · Minimal
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $691 – $1,283
Heat risk 2/10 · Minimal
- Hot days now (above 91°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- 1.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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
- ARV discount +12.7/15.0
- DSCR +10.0/10.0
- 1% rule +9.8/10.0
- Schools +5.6/10.0
- Rent growth +5.0/5.0
- Condition / age +3.8/5.0
- Livability +3.4/5.0
- Appreciation +0.0/10.0
$374,900
454 S Massey St · Watertown, NY 13601
25 bd · None ba · 4,215 sqft · MultiFamily
public records
· 133 Days on market
Built 1950
0.65 ac lot
$89/sqft
· 12% below area
Est $424k · 12% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed
5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.
Listing remarks
Looking for your next investment property? Here's an opportunity you won't want to miss! This well-maintained 5-unit multifamily property in the City of Watertown offers excellent income potential, numerous improvements, and room for future growth! Featuring five 1-bedroom, 1-bath apartments, this property currently has three occupied units and two vacant units, providing an excellent opportunity for a new owner to establish rents and increase rental income. With all five units fully occupied, the property has the potential to generate $51,600 in annual gross rental income!
Key facts
- Generating income
- 100 percent occupied
- Strong occupancy
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 5 × 1-bed/1.0-bath units multifamily listed at $375k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $414/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($6k rent vs $375k).
- Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
- Cap rate 12.9% vs local median 6.0% in Watertown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 68/100 on livability (#540 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A-, housing A-; Watch: amenities C-, crime F, commute F.
- Watertown City School District (urban): math 34% / reading 54% proficiency, ranked #481 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Sherman School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 320 students, 57% FRL); Case Middle School (math 17% / reading 41%, grade F, #566 of 729 statewide, top 78%, 626 students, 70% FRL); Watertown Senior High School (math 89% / reading 92%, grade A+, #231 of 1,100 statewide, top 21%, 1,083 students, 65% FRL).
- Market conditions: Rents rising fast (+10.0%/yr); 389 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
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
- Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
- At projected returns (-3.0% appreciation + 8.0% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 133 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
- Current owner paid $250k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$329,912
(12.0% below list)
Questions for the listing agent
- It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.48% ✓
- Cap rate
- 12.91%
- Cash-on-cash
- 23.64%
- DSCR
- 2.05
- GRM
- 5.6
CMA / ARV
- ARV (median comp)
- $424,073
- List price
- $374,900
- Delta
- -11.60%
- Verdict
- UNDERPRICED
- Comps
- 13 within 1.0 mi
Projected returns pro-forma
-3.0% appreciation · 8.0% rent growth · sell at horizon
5-year hold
- IRR
- 22.0%
- Equity multiple
- 1.95×
- Total profit
- $100,149
- Equity at exit
- $55,899
10-year hold
- IRR
- 33.0%
- Equity multiple
- 4.71×
- Total profit
- $389,641
- Equity at exit
- $32,415
Cash invested: $104,972 (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.
ZIP-level market 13601
- Home prices YoY
- -5.6%
- Rents YoY
- 10.0%
- Active inventory
- 389
- Price-to-rent
- 28.2×
Monthly cashflow live
↻
- Estimated rent
- $5,537 high interval (Pro) →
- Mortgage (P&I)
- −$1,966
- Tax from tax record
- −$184 /mo · $2,205/yr
- Insurance
- −$156
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,163
- Net cashflow
- $2,068
5-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 5× units | 1 | 1 | $5,535 |
| #1 | 1 | 1 | $1,107 |
| #2 | 1 | 1 | $1,107 |
| #3 | 1 | 1 | $1,107 |
| #4 | 1 | 1 | $1,107 |
| #5 | 1 | 1 | $1,107 |
| Total (5 units) | $5,537 | ||
Break-even live
Break-even rent
$2,919
Max offer price
$374,900
Occupancy floor
58%
Sensitivity live
| Price | -10% $2,280 | -5% $2,174 | +0% $2,068 | +5% $1,962 | +10% $1,856 |
|---|---|---|---|---|---|
| Rent | -10% $1,631 | -5% $1,850 | +0% $2,068 | +5% $2,287 | +10% $2,506 |
| Rate | -1.0pp $2,257 | -0.5pp $2,164 | base $2,068 | +0.5pp $1,971 | +1.0pp $1,872 |
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
- $93,725
- Closing costs
- $11,247
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 409 S Massey St Unit 1 Watertown, NY | 2.0 | 1.0 | 1265 | $900 | $0.71 | 10d | 1 | 0.11mi |
| 309 Mullin St Watertown, NY | 2.0 | 1.0 | 2601 | $1,200 | $0.46 | 10d | 1 | 0.21mi |
| 309 Mullin St Watertown, NY | 2.0 | 1.0 | 2601 | $1,200 | $0.46 | 31d | 1 | 0.21mi |
| 402 Stone St Apt 1 Watertown, NY | 2.0 | 1.0 | 900 | $995 | $1.11 | 43d | 1 | 0.35mi |
| 136 S Orchard St Unit 1 Watertown, NY | 2.0 | 1.0 | — | $1,050 | — | 10d | 1 | 0.36mi |
| 164 Smith St Watertown, NY | 2.0 | 1.0 | — | $850 | — | 37d | 1 | 0.40mi |
| 213 Clinton St Watertown, NY | 2.0 | 1.0 | 1200 | $1,200 | $1.00 | 51d | 1 | 0.40mi |
| 162 Smith St Watertown, NY | 2.0 | 1.0 | 700 | $850 | $1.21 | 24d | 1 | 0.40mi |
| 126 Scio St Watertown, NY | 2.0 | 1.0 | 1868 | $1,200 | $0.64 | 2d | 1 | 0.46mi |
| 159 Mullin St Unit 2 Watertown, NY | 2.0 | 1.0 | 900 | $1,200 | $1.33 | 184d | 1 | 0.48mi |
| 136 N Meadow St Unit A Watertown, NY | 2.0 | 1.0 | 1000 | $995 | $0.99 | 184d | 1 | 0.51mi |
| 161 Breen Ave Watertown, NY | 2.0 | 1.0 | — | $1,200 | — | 5d | 1 | 0.53mi |
| 173 Ely St Watertown, NY | 2.0 | 1.0 | 1940 | $1,150 | $0.59 | 184d | 1 | 0.67mi |
| 400 Coffeen St Unit 3 Watertown, NY | 2.0 | 1.0 | — | $1,350 | — | 184d | 1 | 0.70mi |
| 152 Court St Unit 1 Watertown, NY | 1.0 | 1.0 | 1100 | $1,650 | $1.50 | 51d | 1 | 0.71mi |
| 152 Court St Unit 1 Watertown, NY | 1.0 | 1.0 | 20880 | $1,300 | $0.06 | 184d | 1 | 0.71mi |
| 152 Court St Unit 5 Watertown, NY | 1.0 | 1.0 | 850 | $1,375 | $1.62 | 184d | 1 | 0.71mi |
| 334 Clay St Watertown, NY | 1.0 | 1.0 | — | $1,071 | — | 184d | 1 | 0.82mi |
| 334 Clay St Unit 4 Watertown, NY | 1.0 | 1.0 | 700 | $1,070 | $1.53 | 184d | 1 | 0.82mi |
| 241 Winslow St Unit 2C Watertown, NY | 1.0 | 1.0 | 700 | $850 | $1.21 | 35d | 1 | 0.89mi |
| 351 W Main St Watertown, NY | 1.0 | 1.0 | 1000 | $995 | $0.99 | 184d | 1 | 0.89mi |
| 207 Wealtha Ave Watertown, NY | 2.0–4.0 | 1.0–2.5 | 1380 | $1,304 | $0.94 | 0d | 6 | 0.94mi |
| 409 Franklin St Unit 2 Watertown, NY | 2.0 | 1.0 | — | $850 | — | 184d | 1 | 0.98mi |
| 807 W Main St #2 Watertown, NY | 2.0 | 1.0 | 1837 | $1,200 | $0.65 | 0d | 1 | 0.99mi |
| 148 W Main St Unit 3 Watertown, NY | — | 1.0 | — | $1,000 | — | 10d | 1 | 0.99mi |
| 863 W Main St Watertown, NY | 2.0 | 1.5 | 1365 | $1,150 | $0.84 | 18d | 1 | 1.03mi |
| 142 E Main St Unit A Watertown, NY | 1.0 | 1.0 | — | $825 | — | 10d | 1 | 1.10mi |
| 720 Cadwell St Watertown, NY | 2.0 | 1.5 | 1300 | $995 | $0.77 | 184d | 1 | 1.10mi |
| 313 High St Watertown, NY | 2.0 | 1.0 | 851 | $1,100 | $1.29 | 36d | 1 | 1.22mi |
| 311 High St Watertown, NY | 2.0 | 1.0 | 851 | $1,200 | $1.41 | 184d | 1 | 1.22mi |
| 321 Iroquois Ave W Watertown, NY | 2.0 | 1.0 | 1412 | $2,000 | $1.42 | 0d | 1 | 1.26mi |
| 606 Lansing St Unit 2 Watertown, NY | 2.0 | 1.0 | — | $1,150 | — | 0d | 1 | 1.26mi |
| 123 S Rutland St Watertown, NY | 2.0 | 1.0 | 1639 | $1,200 | $0.73 | 17d | 1 | 1.28mi |
| 816 Boyd St Unit 1 Watertown, NY | 2.0 | 1.0 | 980 | $1,500 | $1.53 | 184d | 1 | 1.30mi |
| 375 Pawling St Watertown, NY | 2.0 | 1.0 | 864 | $1,500 | $1.74 | 8d | 1 | 1.33mi |
| 682 Huntington St Apt 2 Watertown, NY | 2.0 | 1.0 | 900 | $900 | $1.00 | 51d | 1 | 1.36mi |
| 836 Leray St Watertown, NY | 2.0 | 1.0 | 1782 | $1,200 | $0.67 | 184d | 1 | 1.38mi |
| 927 State St Watertown, NY | 2.0 | 1.0 | 900 | $925 | $1.03 | 51d | 1 | 1.41mi |
| 245 Central St Watertown, NY | 2.0 | 1.0 | 950 | $1,100 | $1.16 | 10d | 1 | 1.45mi |
Property features AI
Finance
- Financial info
- Designed as a multifamily property with 5 total unitsGross annual income reported at $51,600Operating expenses reported at $33,000Operating expenses include accounting, electric, insurance, legal, maintenance, professional management, snow removal, trash, and water/sewerOwner is responsible for grounds care, snow removal, trash collection, and waterRent includes common area maintenance, snow removal, trash collection, and water
- HOA & community
- Community laundry and storage facilities available
Exterior
- Parking
- Driveway parking with two spaces; no garage
- Security
- No specific security features listed
- Utilities
- Electricity connectedPublic water connectedSewer connected
- Home design
- Two-story buildingResale property
- Construction
- Wood siding exteriorArchitectural shingle roofExisting structure (year built details: existing)
- Exterior features
- Blacktop drivewayFully fenced yardBarns and outbuilding on propertyLot is rectangular and near public transit
Interior
- Kitchen
- Electric cooktopRefrigerator
- Bedrooms
- Contains multiple units (5 total) — bedroom counts per unit not provided
- Flooring
- CarpetLaminateLuxury vinylVaries by unit
- Bathrooms
- Bathroom counts not provided
- Heating & cooling
- Heating presentGas and electric heatingForced airHot water heatingWall furnace
- Interior features
- Full basementFlooring varies: carpet, laminate, and luxury vinylLaundry facilities available (coin-operated)Refrigerator includedElectric cooktopGas water heater
- Laundry & utility
- Coin-operated laundry facilities
Listing history 50 events
-
2026-10-29days on market $374,900 Active 133 DOM
-
2026-10-28days on market $374,900 Active 132 DOM
-
2026-10-27remarks 699-char remark
-
2026-10-27days on market $374,900 Active 131 DOM
-
2026-10-26days on market $374,900 Active 130 DOM
-
2026-10-25days on market $374,900 Active 129 DOM
-
2026-10-24days on market $374,900 Active 128 DOM
-
2026-10-23days on market $374,900 Active 127 DOM
-
2026-10-22days on market $374,900 Active 126 DOM
-
2026-10-22days on market $374,900 Active 125 DOM
-
2026-10-20days on market $374,900 Active 124 DOM
-
2026-10-19days on market $374,900 Active 123 DOM
-
2026-10-18days on market $374,900 Active 122 DOM
-
2026-10-17days on market $374,900 Active 121 DOM
-
2026-10-16days on market $374,900 Active 120 DOM
-
2026-10-15days on market $374,900 Active 119 DOM
-
2026-10-14days on market $374,900 Active 118 DOM
-
2026-10-13days on market $374,900 Active 117 DOM
-
2026-10-12days on market $374,900 Active 116 DOM
-
2026-10-11days on market $374,900 Active 115 DOM
-
2026-10-10days on market $374,900 Active 114 DOM
-
2026-10-09days on market $374,900 Active 113 DOM
-
2026-10-08days on market $374,900 Active 112 DOM
-
2026-10-07days on market $374,900 Active 111 DOM
-
2026-10-06days on market $374,900 Active 110 DOM
-
2026-10-05days on market $374,900 Active 109 DOM
-
2026-10-04days on market $374,900 Active 108 DOM
-
2026-10-03days on market $374,900 Active 107 DOM
-
2026-10-02days on market $374,900 Active 106 DOM
-
2026-10-01days on market $374,900 Active 105 DOM
-
2026-09-30days on market $374,900 Active 104 DOM
-
2026-09-29days on market $374,900 Active 103 DOM
-
2026-09-28days on market $374,900 Active 102 DOM
-
2026-09-27days on market $374,900 Active 101 DOM
-
2026-09-26days on market $374,900 Active 100 DOM
-
2026-09-25days on market $374,900 Active 99 DOM
-
2026-09-24days on market $374,900 Active 98 DOM
-
2026-09-23days on market $374,900 Active 97 DOM
-
2026-09-21days on market $374,900 Active 95 DOM
-
2026-09-20days on market $374,900 Active 94 DOM
-
2026-09-18days on market $374,900 Active 92 DOM
-
2026-09-17days on market $374,900 Active 91 DOM
-
2026-09-16days on market $374,900 Active 90 DOM
-
2026-09-15days on market $374,900 Active 89 DOM
-
2026-09-14days on market $374,900 Active 88 DOM
-
2026-09-13days on market $374,900 Active 87 DOM
-
2026-09-12days on market $374,900 Active 86 DOM
-
2026-09-11days on market $374,900 Active 85 DOM
-
2026-09-05days on market $374,900 Active 79 DOM
-
2026-09-04days on market $374,900 Active 78 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
- $2,205 · $184/mo
- Projected year-2 tax
- $4,270 · $356/mo
- Expected delta
- +$2,065/yr (+$172/mo · 93.7%)
ⓘ 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 1/10 Low
- Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
- Wind 1/10 Low 100% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $66,444
- − Mortgage interest
- −$21,000
- − Property taxes
- −$2,205
- − Insurance
- −$1,874
- − Repairs & maintenance
- −$5,316
- − Management
- −$5,316
- − Depreciation
- −$10,906
- Taxable income
- $19,827
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$4,759
- After-tax cash flow
- $20,061/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.
Condition & rehab AI · 1 photo
75/100
Cosmetic rehab
Est. rehab $21,075–$63,225 screening
This 5-unit multifamily property is in excellent condition with updated kitchens and bathrooms, well-maintained exterior, and low maintenance. It generates strong cash flow and is ready for investors to capitalize on its potential.
Components & finishes AI
Roof asphalt shingle · good
Deferred maintenance Est. $2,000–$8,000 screening
- Minor Roof (roof) — No visible signs of damage or wear on the roof.
- Minor Windows (windows) — No visible signs of damage or wear on the windows.
- Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
- Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhances curb appeal and can attract more tenants/investors. ↑
- Both Reassess and update HVAC systems — Modernizing HVAC can improve comfort and energy efficiency, attracting more tenants/investors. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 56/100
Zoned Schools
Elementary
Sherman School
D-
NY #1,195/2,108
Nat'l #14,504/41,679
Middle
Case Middle School
F
NY #566/729
Nat'l #9,290/14,009
High
Watertown Senior High School
A+
NY #231/1,100
Nat'l #375/17,239
Schools (NCES district)
- District
- Watertown City School District
- NCES district ID
- 3630120
- Math proficiency
- 34% ▼ -10.00%
- Reading proficiency
- 54% ▲ 12.00%
- Median HH income
- $40,919
- Composite
- 36.86/100
- National rank
- #4551
- State rank
- #481 of 590 in NY
C
Composite livability gradescore 68/100
Livability — Watertown
- Score
- 68/100
- State rank
- #540
- US rank
- #9700
Category grades
Amenities C-
Commute F
Cost of living A-
Crime F
Employment D-
Housing A-
Health & safety A+
User ratings C
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Watertown, NY
- County
- Jefferson County · 111,748 people
- City population
- 36,839
- Metro
- Watertown-Fort Drum, NY
- Population (ZIP)
- 36,839
- Household income
- $58,791
- Rent vs Own
- Severe rent burden
- 12% of renters
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 (82%)
- Race & ethnicity
- White 82% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 2%
- Languages at home
- 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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
- ▼ -18.86%
- Current HPI
- 316.636
- Rent YoY
- ▲ 9.96%
- 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 |
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| Consumer Goods | 9 | $162B |
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| Insurance | 4 | $225B |
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| Telecommunications | 2 | $144B |
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| Pharmaceuticals | 2 | $112B |
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| Media / Entertainment | 2 | $69B |
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Price history
+50.0% since first listed2 events — show timeline
- 2026-06-18 Listed $374,900 CNYIS
- 2025-06-02 Sold (Public Records) $250,000 Public Records
Property tax history
+18.7%/yrLatest (2025): $2,205 · +3.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…