42 Bridge St · West Carthage, NY 13619

$189,900

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 87 Days on market

Built 1925 3,477 sqft lot $163/sqft · 10% below area Est $211k · 10% under

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Why this score? — see what drove the D+ 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 +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome to the heart of the Village of West Carthage, where charm meets modern convenience in this beautifully remodeled 2-3 bedroom, 1-bath home! Situated on a desirable corner lot, this move-in ready property has been completely updated from top to bottom, offering peace of mind and stylish living. Step inside to find a bright, refreshed interior featuring all-new finishes and brand-new appliances that make everyday living both comfortable and efficient. The thoughtfully designed layout includes first-floor laundry for added convenience and an additional flexible space—perfect for a home office, playroom, or cozy den to suit your lifestyle needs plus enclosed front porch to enjoy the seasons in comfort. A full basement provides excellent storage or potential for future expansion, while the partially fenced yard offers just the right amount of outdoor space for pets, gardening, or relaxing evenings. Whether you're starting out, downsizing, or looking for a turnkey investment, Don ’t miss your chance to own a beautifully updated home in a great location. Seller offering 2000 cash at closing.

Key facts

• Remodeled
• Flexible space
• Full basement

Tags

• REMODELED
• CORNER LOT
• FIRST-FLOOR LAUNDRY
• FLEXIBLE SPACE
• ENCLOSED FRONT PORCH
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (28.7% below list).
• Recommended offer: $135k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in West Carthage — 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 61/100 on livability (#912 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing B+; Watch: employment D+, health & safety D, amenities 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: West Carthage Elementary School (math 22% / reading 42%, grade F, #1,646 of 2,108 statewide, top 80%, 348 students, 51% 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 51% FRL vs 31% district-wide (20 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, 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 87 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1; list at $190k implies a 18989900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,333 (28.7% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

• ARV (median comp): $211,003
• List price: $189,900
• Delta: -10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Liberty St	0.22mi	3/1.0	1,200 (+3%)	8mo	$214,900	$179	79
33 N Broad St	0.41mi	3/1.0	1,105 (-5%)	4mo	$305,000	$276	69
29 Stone St	0.25mi	3/1.5	1,320 (+13%)	2mo	$222,900	$169	62
11 unite 6 Liberty St	0.16mi	2/2.0 (-1)	1,056 (-9%)	9mo	$75,000	$71	60
35 Franklin St	0.27mi	3/1.0	1,316 (+13%)	13mo	$128,640	$98	55
86 1/2 Champion St	0.52mi	3/1.5	1,056 (-9%)	8mo	$141,800	$134	51
71 Champion St	0.41mi	3/2.0	1,317 (+13%)	8mo	$143,000	$109	48
43 N Broad St	0.59mi	2/1.5 (-1)	1,248 (+7%)	8mo	$100,000	$80	47
110 Bridge St	0.54mi	3/1.5	1,248 (+7%)	18mo	$185,000	$148	46
74 Champion St	0.46mi	3/2.0	1,312 (+12%)	12mo	$229,900	$175	44

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $95,765
• Equity at exit: $171,077

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $287,882
• Equity at exit: $368,934

Cash invested: $53,172 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-119

Break-even live

Break-even rent $1,504

Max offer price $168,810

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-66	+0% $-119	+5% $-173	+10% $-227
Rent	-10% $-226	-5% $-173	+0% $-119	+5% $-66	+10% $-12
Rate	-1.0pp $-24	-0.5pp $-71	base $-119	+0.5pp $-169	+1.0pp $-219

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: $47,475
• Closing costs: $5,697
• 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	0.89mi

Listing history 20 events

1. 2026-06-21
   days on market $189,900 Active 87 DOM
2. 2026-06-19
   days on market $189,900 Active 85 DOM
3. 2026-06-18
   days on market $189,900 Active 84 DOM
4. 2026-06-17
   days on market $189,900 Active 83 DOM
5. 2026-06-16
   days on market $189,900 Active 82 DOM
6. 2026-06-15
   days on market $189,900 Active 81 DOM
7. 2026-06-14
   days on market $189,900 Active 79 DOM
8. 2026-06-12
   days on market $189,900 Active 78 DOM
9. 2026-06-09
   pricedays on market $189,900 Active 75 DOM
10. 2026-06-08
    days on market $199,900 Active 74 DOM
11. 2026-06-07
    days on market $199,900 Active 73 DOM
12. 2026-06-05
    days on market $199,900 Active 70 DOM
13. 2026-06-03
    days on market $199,900 Active 69 DOM
14. 2026-06-02
    days on market $199,900 Active 68 DOM
15. 2026-06-01
    days on market $199,900 Active 67 DOM
16. 2026-05-31
    days on market $199,900 Active 66 DOM
17. 2026-05-30
    days on market $199,900 Active 65 DOM
18. 2026-05-06
    price $221,900 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to the heart of the Village of West Carthage, where charm meets modern convenience in this beautifully remodeled 2-3 bedroom, 1-bath home! Situated on a desirable corner lot, this move-in ready property has been completely updated from top to bottom, offering peace of mind and stylish living. Step inside to find a bright, refreshed interior featuring all-new finishes and brand-new appliances that make everyday living both comfortable and efficient. The thoughtfully designed layout includes first-floor laundry for added convenience and an additional flexible space—perfect for a home office, playroom, or cozy den to suit your lifestyle needs plus enclosed front porch to enjoy the seasons in comfort. A full basement provides excellent storage or potential for future expansion, while the partially fenced yard offers just the right amount of outdoor space for pets, gardening, or relaxing evenings. Whether you're starting out, downsizing, or looking for a turnkey investment, Don ’t miss your chance to own a beautifully updated home in a great location. Seller offering 2000 cash at closing.

19. 2026-03-26
    listed $224,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to the heart of the Village of West Carthage, where charm meets modern convenience in this beautifully remodeled 2-3 bedroom, 1-bath home! Situated on a desirable corner lot, this move-in ready property has been completely updated from top to bottom, offering peace of mind and stylish living. Step inside to find a bright, refreshed interior featuring all-new finishes and brand-new appliances that make everyday living both comfortable and efficient. The thoughtfully designed layout includes first-floor laundry for added convenience and an additional flexible space—perfect for a home office, playroom, or cozy den to suit your lifestyle needs plus enclosed front porch to enjoy the seasons in comfort. A full basement provides excellent storage or potential for future expansion, while the partially fenced yard offers just the right amount of outdoor space for pets, gardening, or relaxing evenings. Whether you're starting out, downsizing, or looking for a turnkey investment, Don ’t miss your chance to own a beautifully updated home in a great location. Seller offering 2000 cash at closing.

20. 2025-06-13
    soldstatus $1

ⓘ 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: $1,362 · $114/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$923/yr (+$77/mo · 67.8%)

ⓘ 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 1/10 Low 7 d/yr ≥92°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: $16,240
• − Mortgage interest: −$10,637
• − Property taxes: −$1,362
• − Insurance: −$950
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,524
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-273/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 — West Carthage

• Score: 61/100
• State rank: #912
• US rank: #17830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carthage, NY
• County: Jefferson County · 47,417 people
• 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

-0.9% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $221,900 CNYIS
• 2026-03-26 Listed $224,000 CNYIS
• 2025-06-13 Sold (Public Records) $1 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,362 · -3.3% YoY. Source: county tax records.