306 Main St · Antwerp, NY 13608

$54,900

3 bd · 1.0 ba · 2,180 sqft · SingleFamily public records · 88 Days on market

Built 1900 0.99 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Nestled in the charming town of Antwerp, this spacious 4-bedroom, 1.5-bathroom home presents an exceptional opportunity for investors, flippers, or first-time homebuyers. Boasting 2,180 square feet of living space on a generous . 99-acre lot, this property combines classic charm with endless possibilities for customization and expansion. From the inground pool to the versatile garage with workshop space, every aspect of this home is designed for comfortable living and entertaining. Whether you're dreaming of lazy summer days by the pool or envisioning endless possibilities for renovation and expansion, this charming home is ready to fulfill your every need and desire. Schedule a showing today and experience the endless potential that awaits! Being SOLD AS with a Quitclaim Deed.

Key facts

• In-ground pool
• Long paved driveway
• Concrete patio

Tags

• PRIVATE SETTING
• LONG PAVED DRIVEWAY
• IN-GROUND POOL
• CONCRETE PATIO

Property features AI

Exterior

• Parking: Detached garage; 2-car garage spaces; Carport; Garage with electricity; On-site storage
• Utilities: Electricity connected (circuit breakers and fuses); Sewer connected; Public water available; High-speed internet available
• Home design: Two-story home; Existing construction
• Construction: Composite siding; Shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Irregular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Hardwood; Laminate; Luxury vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Heating: oil, baseboard and forced air
• Interior features: Ceiling fan(s); Dining area; Separate/formal living room; Country-style kitchen; Kitchen island; Sliding glass doors
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% 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 $812 of equity ($380 loan paydown + $432 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.66%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $222,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Van Buren St	0.33mi	4/2.0 (+1)	1,980 (-9%)	15mo	$65,000	$33	48
101 Washington St	0.60mi	4/3.0 (+1)	1,997 (-8%)	6mo	$203,000	$102	40

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: 59.2%
• Equity multiple: 4.04×
• Total profit: $46,706
• Equity at exit: $18,134

10-year hold

• IRR: 60.7%
• Equity multiple: 8.15×
• Total profit: $109,897
• Equity at exit: $23,636

Cash invested: $15,372 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $726

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 43%

Sensitivity live

Price	-10% $764	-5% $745	+0% $726	+5% $707	+10% $688
Rent	-10% $615	-5% $671	+0% $726	+5% $781	+10% $836
Rate	-1.0pp $753	-0.5pp $740	base $726	+0.5pp $712	+1.0pp $697

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-02
   price $54,900
2. 2026-04-07
   price $59,999
3. 2026-04-06
   status Active
4. 2026-03-25
   historical Active Under Contract
5. 2026-03-15
   price $64,999
6. 2026-02-28
   listed $69,000 Active
7. 2024-06-18
   soldstatus $39,000 Closed 791-char remark

   Show marketing remark (791 chars)

   Nestled in the charming town of Antwerp, this spacious 4-bedroom, 1.5-bathroom home presents an exceptional opportunity for investors, flippers, or first-time homebuyers. Boasting 2,180 square feet of living space on a generous . 99-acre lot, this property combines classic charm with endless possibilities for customization and expansion. From the inground pool to the versatile garage with workshop space, every aspect of this home is designed for comfortable living and entertaining. Whether you're dreaming of lazy summer days by the pool or envisioning endless possibilities for renovation and expansion, this charming home is ready to fulfill your every need and desire. Schedule a showing today and experience the endless potential that awaits! Being SOLD AS with a Quitclaim Deed.

8. 2024-05-31
   historical Active Under Contract 791-char remark

   Show marketing remark (791 chars)

   Nestled in the charming town of Antwerp, this spacious 4-bedroom, 1.5-bathroom home presents an exceptional opportunity for investors, flippers, or first-time homebuyers. Boasting 2,180 square feet of living space on a generous . 99-acre lot, this property combines classic charm with endless possibilities for customization and expansion. From the inground pool to the versatile garage with workshop space, every aspect of this home is designed for comfortable living and entertaining. Whether you're dreaming of lazy summer days by the pool or envisioning endless possibilities for renovation and expansion, this charming home is ready to fulfill your every need and desire. Schedule a showing today and experience the endless potential that awaits! Being SOLD AS with a Quitclaim Deed.

9. 2024-03-08
   listed $39,900 Active 791-char remark

   Show marketing remark (791 chars)

   Nestled in the charming town of Antwerp, this spacious 4-bedroom, 1.5-bathroom home presents an exceptional opportunity for investors, flippers, or first-time homebuyers. Boasting 2,180 square feet of living space on a generous . 99-acre lot, this property combines classic charm with endless possibilities for customization and expansion. From the inground pool to the versatile garage with workshop space, every aspect of this home is designed for comfortable living and entertaining. Whether you're dreaming of lazy summer days by the pool or envisioning endless possibilities for renovation and expansion, this charming home is ready to fulfill your every need and desire. Schedule a showing today and experience the endless potential that awaits! Being SOLD AS with a Quitclaim Deed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,789
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$1,597
• Taxable income: $8,332
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,710/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

+37.6% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $54,900 CNYIS
• 2026-04-07 Price Changed $59,999 CNYIS
• 2026-04-06 Relisted — CNYIS
• 2026-03-25 Contingent — CNYIS
• 2026-03-15 Price Changed $64,999 CNYIS
• 2026-02-28 Listed $69,000 CNYIS
• 2024-06-18 Sold (MLS) $39,000 CNYIS
• 2024-05-31 Contingent — CNYIS
• 2024-03-08 Listed $39,900 CNYIS

Property tax history

+2.3%/yr

Latest (2025): $3,057 · +1.2% YoY. Source: county tax records.