318 W Hoard St · Watertown, NY 13601

$159,900

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 26 Days on market

Built 1880 9,600 sqft lot Est $177k · 10% under

---

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 +15.9/30.0
• ARV discount +12.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!! 3 bedroom home centrally located in City of Watertown. Large garage/barn & 2 driveways provide plenty of parking. Bonus room on 1st floor could make 4th bedroom or den. Open kitchen, dining room & full bath also on lower level. 3 bedrooms & 1/2 bath upstairs. Wheelchair ramp provides handicapped access from 2nd driveway too! HUD Home. Sold AS IS by electronic bid only. Prop. avail. beginning Date 02/28/20. Bids due by 02/28/20 at 11:59 PM Central Time then daily until sold. FHA case#: 371-374600. Uninsured. Eligible for 203k Financing. Per FHA appraiser, square footage 1674. Repairs exceed $10,000. Repairs may include, but not limited to: structure, electrical, roof, HVAC, & plumbing. Inspection recommended.

Key facts

• 9,600 sq ft lot
• 2 garage spots
• Built 1880

Property features AI

Exterior

• Parking: Detached garage with storage; Two garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Irregular residential lot with 96 x 100 dimensions; City street frontage

Interior

• Kitchen: Refrigerator included
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Primary bedroom with private bath
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $77 ($927/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.9% below list).
• Recommended offer: $139k (12.9% below list) — sets the bar for 1% rule.

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-, schools D, crime 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.
• Market conditions: Rents rising fast (+10.0%/yr); 224 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $160k implies a 421% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,323 (12.9% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $177,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 Cooper St	0.28mi	4/1.0 (+1)	1,519 (+3%)	2mo	$195,000	$128	76
750 Bradley St	0.33mi	2/1.0 (-1)	1,446 (-2%)	1mo	$173,500	$120	75
660 Cooper St	0.25mi	4/1.0 (+1)	1,417 (-4%)	3mo	$132,900	$94	74
211 W Lynde St	0.39mi	3/2.0	1,554 (+5%)	1mo	$190,000	$122	69
130 Charles St	0.31mi	4/1.5 (+1)	1,400 (-5%)	3mo	$225,000	$161	67
148 E Division St	0.35mi	3/2.0	1,594 (+8%)	4mo	$130,000	$82	63
114 Gale St	0.22mi	3/2.0	1,300 (-12%)	6mo	$80,000	$62	61
136 Charles St	0.33mi	3/1.0	1,265 (-14%)	6mo	$141,500	$112	55
327 W Lynde St	0.35mi	3/2.0	1,295 (-12%)	6mo	$232,000	$179	54
208 Farwell St	0.53mi	4/1.5 (+1)	1,610 (+9%)	1mo	$162,900	$101	53
522 Frontenac St	0.53mi	3/1.0	1,296 (-12%)	6mo	$142,500	$110	50
632 Burlington St	0.51mi	3/3.0	1,319 (-11%)	1mo	$209,000	$158	49

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-13,655
• Equity at exit: $23,842

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $27,840
• Equity at exit: $13,825

Cash invested: $44,772 (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 13601

• Home prices YoY: -5.6%
• Rents YoY: 10.0%
• Active inventory: 224
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$839
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $77

Break-even live

Break-even rent $1,295

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $168	-5% $123	+0% $77	+5% $32	+10% $-13
Rent	-10% $-33	-5% $22	+0% $77	+5% $132	+10% $187
Rate	-1.0pp $158	-0.5pp $118	base $77	+0.5pp $36	+1.0pp $-6

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Leray St Watertown, NY	2.0	1.0	1782	$1,200	$0.67	45d	1	0.05mi
611 Cooper St Watertown, NY	3.0	1.0	1190	$1,495	$1.26	45d	1	0.37mi
136 N Meadow St Unit A Watertown, NY	2.0	1.0	1000	$995	$0.99	45d	1	0.83mi
123 State Pl Watertown, NY	3.0	1.5	1500	$1,750	$1.17	45d	1	1.05mi
328 Clay St Unit 3 Watertown, NY	3.0	2.0	1500	$1,650	$1.10	45d	1	1.10mi
159 Mullin St Unit 2 Watertown, NY	2.0	1.0	900	$1,200	$1.33	45d	1	1.13mi
621 Academy St Watertown, NY	3.0	2.0	1652	$1,600	$0.97	45d	1	1.20mi
1029 Gill St Watertown, NY	3.0	1.0	1275	$1,950	$1.53	45d	1	1.24mi
911 State St Unit 3 Watertown, NY	3.0	1.0	1200	$995	$0.83	45d	1	1.25mi
927 State St Watertown, NY	2.0	1.0	900	$1,000	$1.11	45d	1	1.27mi
816 Boyd St Unit 1 Watertown, NY	2.0	1.0	980	$1,500	$1.53	45d	1	1.28mi
207 Wealtha Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,500	$1.04	45d	9	1.38mi
720 Cadwell St Watertown, NY	2.0	1.5	1300	$995	$0.77	45d	1	1.43mi
256 Michigan Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,440	$1.00	45d	9	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $159,900 Active 26 DOM
2. 2026-06-19
   days on market $159,900 Active 24 DOM
3. 2026-06-18
   days on market $159,900 Active 23 DOM
4. 2026-06-17
   days on market $159,900 Active 22 DOM
5. 2026-06-16
   days on market $159,900 Active 21 DOM
6. 2026-06-15
   days on market $159,900 Active 20 DOM
7. 2026-06-14
   pricedays on market $159,900 Active 18 DOM
8. 2026-06-12
   days on market $169,900 Active 17 DOM
9. 2026-06-09
   days on market $169,900 Active 14 DOM
10. 2026-06-08
    days on market $169,900 Active 13 DOM
11. 2026-06-07
    days on market $169,900 Active 12 DOM
12. 2026-06-05
    days on market $169,900 Active 9 DOM
13. 2026-06-03
    days on market $169,900 Active 8 DOM
14. 2026-06-02
    days on market $169,900 Active 7 DOM
15. 2026-06-01
    days on market $169,900 Active 6 DOM
16. 2026-05-31
    days on market $169,900 Active 5 DOM
17. 2026-05-30
    days on market $169,900 Active 4 DOM
18. 2026-05-26
    listed $169,900 Active
19. 2020-04-22
    soldstatus $30,700 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED!! 3 bedroom home centrally located in City of Watertown. Large garage/barn & 2 driveways provide plenty of parking. Bonus room on 1st floor could make 4th bedroom or den. Open kitchen, dining room & full bath also on lower level. 3 bedrooms & 1/2 bath upstairs. Wheelchair ramp provides handicapped access from 2nd driveway too! HUD Home. Sold AS IS by electronic bid only. Prop. avail. beginning Date 02/28/20. Bids due by 02/28/20 at 11:59 PM Central Time then daily until sold. FHA case#: 371-374600. Uninsured. Eligible for 203k Financing. Per FHA appraiser, square footage 1674. Repairs exceed $10,000. Repairs may include, but not limited to: structure, electrical, roof, HVAC, & plumbing. Inspection recommended.

20. 2020-01-23
    listed $36,000 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED!! 3 bedroom home centrally located in City of Watertown. Large garage/barn & 2 driveways provide plenty of parking. Bonus room on 1st floor could make 4th bedroom or den. Open kitchen, dining room & full bath also on lower level. 3 bedrooms & 1/2 bath upstairs. Wheelchair ramp provides handicapped access from 2nd driveway too! HUD Home. Sold AS IS by electronic bid only. Prop. avail. beginning Date 02/28/20. Bids due by 02/28/20 at 11:59 PM Central Time then daily until sold. FHA case#: 371-374600. Uninsured. Eligible for 203k Financing. Per FHA appraiser, square footage 1674. Repairs exceed $10,000. Repairs may include, but not limited to: structure, electrical, roof, HVAC, & plumbing. Inspection recommended.

21. 2018-01-10
    historical
22. 2017-10-26
    listed $54,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $2,060 · $172/mo
• Expected delta: +$642/yr (+$53/mo · 45.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,719
• − Mortgage interest: −$8,957
• − Property taxes: −$1,419
• − Insurance: −$800
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,652
• Taxable loss: −$1,783
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,355/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: 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

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 · 47,417 people
• City population: 36,839
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 36,839
• Household income: $58,791
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1634.0

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 (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%
• Common ancestry: Lithuanian 7% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• 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
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+214.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $169,900 CNYIS
• 2020-04-22 Sold (MLS) $30,700 CNYIS
• 2020-01-23 Listed $36,000 CNYIS
• 2018-01-10 Listing Removed — CNYIS
• 2017-10-26 Listed $54,000 CNYIS

Property tax history

+18.7%/yr

Latest (2025): $1,419 · +3.9% YoY. Source: county tax records.