302 N James St · Carthage, NY 13619

$199,900

3 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 164 Days on market

Built 1930 4,500 sqft lot Est $230k · 13% under

---

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 +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

Key facts

• Coffered ceilings
• Laundry mudroom
• Updated kitchen

Tags

• ORIGINAL WOODWORK
• COFFERED CEILINGS
• UPDATED KITCHEN
• BRAND-NEW APPLIANCES
• LAUNDRY MUDROOM
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (24.2% below list).
• Recommended offer: $145k (27.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#506 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B; Watch: employment D+, 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.
• Zoned schools: Carthage Elementary School (math 12% / reading 37%, grade F, #1,846 of 2,108 statewide, top 91%, 378 students, 63% 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 55% FRL vs 31% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,644 (27.6% 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 164 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $230,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Church St	0.12mi	2/2.0 (-1)	1,980 (-0%)	5mo	$20,000	$10	85
406 S James St	0.51mi	4/2.0 (+1)	1,971 (-1%)	1mo	$159,000	$81	69
713 Fulton St	0.08mi	4/2.0 (+1)	1,737 (-12%)	2mo	$204,250	$118	69
205 S James St	0.28mi	4/2.5 (+1)	1,879 (-5%)	3mo	$209,000	$111	69
210 N James St	0.07mi	3/2.5	2,260 (+14%)	7mo	$235,700	$104	66
889 West St	0.42mi	4/2.5 (+1)	1,920 (-3%)	10mo	$280,000	$146	60
341 S James St	0.43mi	3/1.5	1,772 (-11%)	4mo	$212,000	$120	57
329 S Clinton St	0.41mi	3/2.0	1,704 (-14%)	1mo	$272,000	$160	56
317 S Clinton St	0.39mi	4/2.0 (+1)	2,200 (+11%)	4mo	$135,000	$61	55
448 S James St	0.61mi	3/1.5	2,140 (+8%)	8mo	$248,000	$116	50
439 S Mechanic St	0.60mi	4/1.5 (+1)	1,872 (-6%)	10mo	$160,000	$85	48
916 State St	0.44mi	4/2.5 (+1)	1,731 (-13%)	5mo	$230,000	$133	47

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $89,051
• Equity at exit: $180,086

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $278,110
• Equity at exit: $388,362

Cash invested: $55,972 (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.

Methodology + full state rankings →

ZIP-level market 13619

• Home prices YoY: 26.0%
• Active inventory: 79
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$379 /mo · $4,545/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-313

Break-even live

Break-even rent $1,912

Max offer price $144,644

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-256	+0% $-313	+5% $-369	+10% $-426
Rent	-10% $-433	-5% $-373	+0% $-313	+5% $-253	+10% $-193
Rate	-1.0pp $-212	-0.5pp $-262	base $-313	+0.5pp $-365	+1.0pp $-417

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-22
   days on market $199,900 Active 164 DOM
2. 2026-06-21
   days on market $199,900 Active 163 DOM
3. 2026-06-19
   days on market $199,900 Active 161 DOM
4. 2026-06-18
   days on market $199,900 Active 160 DOM
5. 2026-06-17
   days on market $199,900 Active 159 DOM
6. 2026-06-16
   days on market $199,900 Active 158 DOM
7. 2026-06-15
   days on market $199,900 Active 157 DOM
8. 2026-06-14
   days on market $199,900 Active 155 DOM
9. 2026-06-12
   days on market $199,900 Active 154 DOM
10. 2026-06-09
    days on market $199,900 Active 151 DOM
11. 2026-06-08
    days on market $199,900 Active 150 DOM
12. 2026-06-07
    statusdays on market $199,900 Active 149 DOM
13. 2026-06-05
    days on market $199,900 Active Under Contract 146 DOM
14. 2026-06-03
    days on market $199,900 Active Under Contract 145 DOM
15. 2026-06-02
    days on market $199,900 Active Under Contract 144 DOM
16. 2026-06-01
    days on market $199,900 Active Under Contract 143 DOM
17. 2026-05-31
    days on market $199,900 Active Under Contract 142 DOM
18. 2026-05-30
    days on market $199,900 Active Under Contract 141 DOM
19. 2026-04-23
    historical Active Under Contract
20. 2026-01-09
    listed $199,900 Active
21. 2025-12-12
    historical
22. 2025-09-18
    price $199,999
23. 2025-08-13
    price $209,999
24. 2025-07-09
    price $214,999
25. 2025-06-13
    listed $219,999 Active
26. 2022-10-14
    soldstatus $185,000 Closed Sale or Rented 528-char remark

    Show marketing remark (528 chars)

    Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

27. 2022-10-06
    status Pending Sale 528-char remark

    Show marketing remark (528 chars)

    Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

28. 2022-09-13
    status Under Contract- Do Not Show 528-char remark

    Show marketing remark (528 chars)

    Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

29. 2022-09-02
    historical Continue to Show- Under Contract 528-char remark

    Show marketing remark (528 chars)

    Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

30. 2022-08-08
    listed $184,997 Active 528-char remark

    Show marketing remark (528 chars)

    Beautiful village home! This home features 4 beds and 2 baths. Upon entering from the covered front porch, you will be greeted with original wood trim and coffered ceilings in the living room. There is a first floor bedroom and full bathroom to the left or continue on into the formal dining. Further on there is an updated kitchen with a connected mudroom and first floor laundry! Upstairs you will find three additional bedrooms and another full bath. If all that wasn't enough, the home has a 2 car garage and fenced in yard!

31. 2019-08-23
    soldstatus $125,000
32. 2019-08-22
    soldstatus $125,000
33. 2019-05-13
    listed $125,000
34. 2018-09-18
    historical
35. 2018-09-14
    listed $139,000
36. 2018-08-31
    historical
37. 2018-03-05
    listed $149,000
38. 2016-06-29
    historical
39. 2016-05-07
    listed $149,000
40. 2015-07-22
    historical
41. 2015-01-31
    listed $149,900
42. 2013-12-05
    historical
43. 2013-06-17
    listed $159,900
44. 2012-04-30
    historical
45. 2012-04-09
    listed $165,000
46. 2003-03-24
    soldstatus $71,000
47. 2002-06-14
    soldstatus $62,500

ⓘ 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: $4,545 · $379/mo
• Projected year-2 tax: $4,545 · $379/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 17 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: $18,191
• − Mortgage interest: −$11,198
• − Property taxes: −$4,545
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,815
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-2,007/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 — Carthage

• Score: 69/100
• State rank: #506
• US rank: #8895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, NY
• County: Jefferson County · 47,417 people
• City population: 10,578
• 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

+219.8% since first listed

29 events — show timeline

• 2026-04-23 Contingent — CNYIS
• 2026-01-09 Listed $199,900 CNYIS
• 2025-12-12 Listing Removed — CNYIS
• 2025-09-18 Price Changed $199,999 CNYIS
• 2025-08-13 Price Changed $209,999 CNYIS
• 2025-07-09 Price Changed $214,999 CNYIS
• 2025-06-13 Listed $219,999 CNYIS
• 2022-10-14 Sold (MLS) $185,000 CNYIS
• 2022-10-06 Pending — CNYIS
• 2022-09-13 Pending — CNYIS
• 2022-09-02 Contingent — CNYIS
• 2022-08-08 Listed $184,997 CNYIS
• 2019-08-23 Sold (Public Records) $125,000 Public Records
• 2019-08-22 Sold (MLS) $125,000 CNYIS
• 2019-05-13 Listed $125,000 CNYIS
• 2018-09-18 Listing Removed — CNYIS
• 2018-09-14 Listed $139,000 CNYIS
• 2018-08-31 Listing Removed — CNYIS
• 2018-03-05 Listed $149,000 CNYIS
• 2016-06-29 Listing Removed — CNYIS
• 2016-05-07 Listed $149,000 CNYIS
• 2015-07-22 Listing Removed — CNYIS
• 2015-01-31 Listed $149,900 CNYIS
• 2013-12-05 Listing Removed — CNYIS
• 2013-06-17 Listed $159,900 CNYIS
• 2012-04-30 Listing Removed — CNYIS
• 2012-04-09 Listed $165,000 CNYIS
• 2003-03-24 Sold (Public Records) $71,000 Public Records
• 2002-06-14 Sold (Public Records) $62,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,545 · +5.9% YoY. Source: county tax records.