116 Maple St · Black River, NY 13612

$179,900

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 28 Days on market

Built 1904 0.32 ac lot Est $205k · 12% 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).

• Cash flow +18.6/30.0
• ARV discount +13.1/15.0
• Appreciation +6.4/10.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your quiet and quaint new home! In the heart of the village is this 3 bedroom, 2 full bathroom, 2-story home with updates throughout. It features an open layout living area, a master suite and first floor laundry. The spacious garage has a workshop space and room upstairs for storage. There is a back deck and beautiful backyard, along with an inviting front porch. You won't want to miss this one! It's move-in ready and meant for you.

Key facts

• Fenced yard
• Close to watertown
• Close to fort drum

Tags

• FENCED YARD
• CLOSE TO FORT DRUM
• CLOSE TO WATERTOWN

Property features AI

Exterior

• Parking: Detached garage with workshop and storage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Metal roof
• Construction: Vinyl siding; Stone foundation; Existing construction
• Exterior features: Blacktop driveway; Rectangular residential lot (72 x 193)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Primary bedroom with private bath; Partial basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#424 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, 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.
• Market conditions: 21 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 $6k of equity ($1k loan paydown + $5k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $205,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Maple St	0.20mi	3/1.0	1,318 (+3%)	5mo	$211,400	$160	78
119 West St	0.27mi	3/2.0	1,460 (+14%)	12mo	$149,000	$102	54
115 Union St	0.28mi	4/2.0 (+1)	1,458 (+14%)	7mo	$257,100	$176	54
164 S Main St	0.45mi	3/1.5	1,456 (+14%)	3mo	$273,000	$188	52
107 Hadley Dr	0.48mi	3/1.5	1,152 (-10%)	13mo	$255,000	$221	48
137 West St	0.35mi	4/1.0 (+1)	1,394 (+9%)	21mo	$179,000	$128	42
102 Stafford Dr	0.67mi	3/1.5	1,440 (+12%)	15mo	$221,900	$154	34

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

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.61×
• Total profit: $30,642
• Equity at exit: $78,598

10-year hold

• IRR: 13.2%
• Equity multiple: 2.91×
• Total profit: $96,420
• Equity at exit: $119,375

Cash invested: $50,372 (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 13612

• Home prices YoY: 0.7%
• Active inventory: 21
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $174

Break-even live

Break-even rent $1,663

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 28 DOM
2. 2026-06-18
   days on market $179,900 Active 27 DOM
3. 2026-06-17
   days on market $179,900 Active 26 DOM
4. 2026-06-16
   days on market $179,900 Active 25 DOM
5. 2026-06-15
   days on market $179,900 Active 24 DOM
6. 2026-06-14
   days on market $179,900 Active 22 DOM
7. 2026-06-12
   days on market $179,900 Active 21 DOM
8. 2026-06-09
   days on market $179,900 Active 18 DOM
9. 2026-06-08
   days on market $179,900 Active 17 DOM
10. 2026-06-07
    days on market $179,900 Active 16 DOM
11. 2026-06-05
    days on market $179,900 Active 13 DOM
12. 2026-06-03
    days on market $179,900 Active 12 DOM
13. 2026-06-02
    days on market $179,900 Active 11 DOM
14. 2026-06-01
    days on market $179,900 Active 10 DOM
15. 2026-05-31
    days on market $179,900 Active 9 DOM
16. 2026-05-30
    days on market $179,900 Active 8 DOM
17. 2026-05-19
    listed $179,900 Active
18. 2020-12-08
    soldstatus $175,000
19. 2020-12-07
    soldstatus $175,000 448-char remark

    Show marketing remark (448 chars)

    Welcome to your quiet and quaint new home! In the heart of the village is this 3 bedroom, 2 full bathroom, 2-story home with updates throughout. It features an open layout living area, a master suite and first floor laundry. The spacious garage has a workshop space and room upstairs for storage. There is a back deck and beautiful backyard, along with an inviting front porch. You won't want to miss this one! It's move-in ready and meant for you.

20. 2020-08-21
    listed $180,000 448-char remark

    Show marketing remark (448 chars)

    Welcome to your quiet and quaint new home! In the heart of the village is this 3 bedroom, 2 full bathroom, 2-story home with updates throughout. It features an open layout living area, a master suite and first floor laundry. The spacious garage has a workshop space and room upstairs for storage. There is a back deck and beautiful backyard, along with an inviting front porch. You won't want to miss this one! It's move-in ready and meant for you.

21. 2015-06-16
    soldstatus $170,000 600-char remark

    Show marketing remark (600 chars)

    Absolutely lovely, 3 bedroom, 2 bath home on great village lot. The main living area has a very nice, open layout. Updated kitchen overlooking the back deck & yard. Good size living & dining rooms. The two bedrooms, full bath & laundry room complete the 1st floor. The upstairs constist of the master bedroom w/ on-suite bath. Extensively remodeled from top to bottom to today's standards. Modern appliances, flooring, on-demand water heater to name a few. Inviting, covered front porch. Oversized 1-stall garage. Great, landscaped yard. Move right in and enjoy this wonderful home.

22. 2015-06-16
    soldstatus $177,000

    Show marketing remark (600 chars)

    Absolutely lovely, 3 bedroom, 2 bath home on great village lot. The main living area has a very nice, open layout. Updated kitchen overlooking the back deck & yard. Good size living & dining rooms. The two bedrooms, full bath & laundry room complete the 1st floor. The upstairs constist of the master bedroom w/ on-suite bath. Extensively remodeled from top to bottom to today's standards. Modern appliances, flooring, on-demand water heater to name a few. Inviting, covered front porch. Oversized 1-stall garage. Great, landscaped yard. Move right in and enjoy this wonderful home.

23. 2015-02-02
    listed $180,000 600-char remark

    Show marketing remark (600 chars)

    Absolutely lovely, 3 bedroom, 2 bath home on great village lot. The main living area has a very nice, open layout. Updated kitchen overlooking the back deck & yard. Good size living & dining rooms. The two bedrooms, full bath & laundry room complete the 1st floor. The upstairs constist of the master bedroom w/ on-suite bath. Extensively remodeled from top to bottom to today's standards. Modern appliances, flooring, on-demand water heater to name a few. Inviting, covered front porch. Oversized 1-stall garage. Great, landscaped yard. Move right in and enjoy this wonderful home.

24. 2015-02-01
    historical
25. 2014-05-01
    listed $180,000
26. 2013-03-26
    soldstatus $167,000
27. 2013-03-22
    soldstatus $167,000
28. 2012-11-02
    listed $174,900

ⓘ 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: $3,542 · $295/mo
• Projected year-2 tax: $3,542 · $295/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,589
• − Mortgage interest: −$10,077
• − Property taxes: −$3,542
• − Insurance: −$900
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,233
• Taxable loss: −$777
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $2,269/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 — Black River

• Score: 70/100
• State rank: #424
• US rank: #7394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black River, NY
• Population (ZIP): 2,940

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 6% · South Korea, Canada
• Languages at home: 94% English-only · Korean 3% Spanish 2% 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: ▲ 2.77%
• Current HPI: 415.9603
• 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

+2.9% since first listed

12 events — show timeline

• 2026-05-19 Listed $179,900 CNYIS
• 2020-12-08 Sold (Public Records) $175,000 Public Records
• 2020-12-07 Sold (MLS) $175,000 CNYIS
• 2020-08-21 Listed $180,000 CNYIS
• 2015-06-16 Sold (Public Records) $177,000 Public Records
• 2015-06-16 Sold (MLS) $170,000 CNYIS
• 2015-02-02 Listed $180,000 CNYIS
• 2015-02-01 Listing Removed — CNYIS
• 2014-05-01 Listed $180,000 CNYIS
• 2013-03-26 Sold (Public Records) $167,000 Public Records
• 2013-03-22 Sold (MLS) $167,000 CNYIS
• 2012-11-02 Listed $174,900 CNYIS

Property tax history

+1.5%/yr

Latest (2025): $3,542 · -4.1% YoY. Source: county tax records.