340 Vanduzee St · Watertown, NY 13601

$128,000

3 bd · 1.0 ba · 1,726 sqft · SingleFamily public records · 67 Days on market

Built 1930 5,928 sqft lot $74/sqft · 35% below area Est $197k · 35% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy ranch home features a nice sized kitchen, dining room, 3 nice sized bedrooms. Laundry room, full bath, mud room. This is a must see!! Call for your appointment today.

Key facts

• 5,928 sq ft lot
• Built 1930
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 6.2% in Watertown — 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 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; 7 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 $885 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $128k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $197,275
• List price: $128,000
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Superior St	0.40mi	3/2.5	1,724 (-0%)	5mo	$250,000	$145	71
713 Coffeen St	0.14mi	3/2.0	1,828 (+6%)	13mo	$210,000	$115	69
273 Bellew Ave	0.27mi	3/1.5	1,664 (-4%)	13mo	$250,000	$150	69
157 Boon St	0.38mi	3/2.0	1,814 (+5%)	7mo	$247,500	$136	64
428 Prospect St	0.47mi	3/2.0	1,680 (-3%)	8mo	$150,000	$89	63
476 Vanduzee St	0.29mi	3/2.0	1,612 (-7%)	12mo	$160,000	$99	62
131 Cedar St	0.43mi	3/1.5	1,586 (-8%)	6mo	$245,000	$154	59
833 W Main St	0.31mi	4/2.0 (+1)	1,865 (+8%)	6mo	$198,000	$106	59
410 Coffeen St	0.53mi	4/2.0 (+1)	1,720 (-0%)	13mo	$212,500	$124	55
148 N Meadow St	0.51mi	4/2.0 (+1)	1,674 (-3%)	13mo	$155,000	$93	52
517 New York Ave	0.37mi	4/2.0 (+1)	1,484 (-14%)	10mo	$253,000	$170	42
627 Thompson St	0.73mi	4/1.5 (+1)	1,964 (+14%)	15mo	$109,000	$55	24

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: 2.9%
• Equity multiple: 1.12×
• Total profit: $4,252
• Equity at exit: $19,085

10-year hold

• IRR: 16.8%
• Equity multiple: 2.71×
• Total profit: $61,175
• Equity at exit: $11,067

Cash invested: $35,840 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$671
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$53
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $271

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 76%

Sensitivity live

Price	-10% $343	-5% $307	+0% $271	+5% $234	+10% $198
Rent	-10% $155	-5% $213	+0% $271	+5% $328	+10% $386
Rate	-1.0pp $335	-0.5pp $303	base $271	+0.5pp $238	+1.0pp $204

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Ely St Watertown, NY	2.0	1.0	1940	$1,150	$0.59	44d	1	0.45mi
207 Wealtha Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,500	$1.04	44d	9	0.51mi
377 W Main St Unit 1 Watertown, NY	3.0	1.0	1991	$1,350	$0.68	44d	1	0.70mi
836 Leray St Watertown, NY	2.0	1.0	1782	$1,200	$0.67	44d	1	0.88mi
611 Cooper St Watertown, NY	3.0	1.0	1190	$1,495	$1.26	44d	1	0.91mi
328 Clay St Unit 3 Watertown, NY	3.0	2.0	1500	$1,650	$1.10	44d	1	1.28mi
123 State Pl Watertown, NY	3.0	1.5	1500	$1,750	$1.17	44d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $128,000 Active 67 DOM
2. 2026-06-19
   days on market $128,000 Active 65 DOM
3. 2026-06-18
   days on market $128,000 Active 64 DOM
4. 2026-06-17
   days on market $128,000 Active 63 DOM
5. 2026-06-16
   days on market $128,000 Active 62 DOM
6. 2026-06-15
   days on market $128,000 Active 61 DOM
7. 2026-06-14
   days on market $128,000 Active 59 DOM
8. 2026-06-12
   days on market $128,000 Active 58 DOM
9. 2026-06-09
   days on market $128,000 Active 55 DOM
10. 2026-06-08
    days on market $128,000 Active 54 DOM
11. 2026-06-07
    days on market $128,000 Active 53 DOM
12. 2026-06-05
    days on market $128,000 Active 50 DOM
13. 2026-06-03
    days on market $128,000 Active 49 DOM
14. 2026-06-02
    days on market $128,000 Active 48 DOM
15. 2026-06-01
    days on market $128,000 Active 47 DOM
16. 2026-05-31
    days on market $128,000 Active 46 DOM
17. 2026-05-30
    days on market $128,000 Active 45 DOM
18. 2026-04-15
    listed $135,000 Active 176-char remark

    Show marketing remark (176 chars)

    This cozy ranch home features a nice sized kitchen, dining room, 3 nice sized bedrooms. Laundry room, full bath, mud room. This is a must see!! Call for your appointment today.

19. 2026-04-09
    historical
20. 2025-12-03
    price $135,000
21. 2025-11-17
    listed $140,000 Active
22. 2023-09-25
    soldstatus $74,900
23. 2023-09-20
    soldstatus $74,900 Closed Sale or Rented
24. 2023-07-12
    historical Continue to Show- Under Contract
25. 2023-07-09
    listed $74,900 Active
26. 2023-01-03
    historical
27. 2022-08-17
    price $100,000
28. 2022-07-05
    listed $120,000 Active
29. 2018-11-28
    soldstatus $43,500
30. 2018-05-08
    historical
31. 2017-08-14
    listed $46,500
32. 2017-08-01
    historical
33. 2016-12-10
    listed $52,000
34. 2014-04-01
    historical
35. 2013-04-17
    listed $49,900

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$454/yr (+$38/mo · 36.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,551
• − Mortgage interest: −$7,170
• − Property taxes: −$1,255
• − Insurance: −$1,306
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$3,724
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,940/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

+170.5% since first listed

18 events — show timeline

• 2026-04-15 Listed $135,000 CNYIS
• 2026-04-09 Listing Removed — CNYIS
• 2025-12-03 Price Changed $135,000 CNYIS
• 2025-11-17 Listed $140,000 CNYIS
• 2023-09-25 Sold (Public Records) $74,900 Public Records
• 2023-09-20 Sold (MLS) $74,900 CNYIS
• 2023-07-12 Contingent — CNYIS
• 2023-07-09 Listed $74,900 CNYIS
• 2023-01-03 Listing Removed — CNYIS
• 2022-08-17 Price Changed $100,000 CNYIS
• 2022-07-05 Listed $120,000 CNYIS
• 2018-11-28 Sold (Public Records) $43,500 Public Records
• 2018-05-08 Listing Removed — CNYIS
• 2017-08-14 Listed $46,500 CNYIS
• 2017-08-01 Listing Removed — CNYIS
• 2016-12-10 Listed $52,000 CNYIS
• 2014-04-01 Listing Removed — CNYIS
• 2013-04-17 Listed $49,900 CNYIS

Property tax history

+18.2%/yr

Latest (2025): $1,255 · +2.0% YoY. Source: county tax records.