1220 Huntington St · Watertown, NY 13601

$111,000

4 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 9 Days on market

Built 1890 5,940 sqft lot Est $166k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

JUST UNPACK YOUR BAGS- This 100% remodel is complete and ready for new owners. New roof, windows, siding, wiring, plumbing, flooring & appliances. Nothing has been left from the original structure except the bones. 1ST FLOOR- Large living room/dining room combo, kitchen with views of the Black River, stainless steel applicances, bedroom/office, bathroom, laundry room & mudroom. 2ND FLOOR- 3 bedrooms and a full bath. Bathroom has a jetted tub and custom tile. Master bedroom has his/her closets complete with California shelves. Home is on a double lot with a paved driveway. Call now to view.

Key facts

• Updated siding
• Updated wiring
• Black river views

Tags

• CORNER LOT
• BLACK RIVER VIEWS
• NEW ROOF
• UPDATED WIRING
• UPDATED PLUMBING
• UPDATED SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Cap rate 12.6% 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); 223 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $767 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.56% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $166,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Colorado Ave	0.31mi	3/1.0 (-1)	1,252 (+2%)	2mo	$210,000	$168	71
237 Michigan Ave	0.29mi	3/1.5 (-1)	1,200 (-2%)	9mo	$225,000	$188	69
807 Bingham Ave	0.52mi	4/1.5	1,152 (-6%)	10mo	$145,000	$126	56
230 N Indiana Ave	0.30mi	3/2.0 (-1)	1,352 (+11%)	10mo	$175,000	$129	55
220 Wyoming Ave	0.37mi	3/2.0 (-1)	1,380 (+13%)	3mo	$244,500	$177	54
1725 Huntington St	0.67mi	3/2.0 (-1)	1,260 (+3%)	6mo	$240,000	$190	54
134 N Pearl Ave	0.52mi	3/1.5 (-1)	1,345 (+10%)	1mo	$168,000	$125	51
1212 Boyd St	0.58mi	4/1.0	1,367 (+12%)	0mo	$185,880	$136	49
127 Wyoming Ave	0.45mi	3/1.0 (-1)	1,344 (+10%)	6mo	$150,000	$112	48
207 Wyoming Ave	0.40mi	3/1.0 (-1)	1,365 (+12%)	7mo	$185,000	$136	47
1214 Academy St	0.65mi	3/1.0 (-1)	1,344 (+10%)	6mo	$261,000	$194	39
603 Emerson St	0.70mi	3/1.0 (-1)	1,100 (-10%)	8mo	$128,000	$116	35

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: 18.4%
• Equity multiple: 1.79×
• Total profit: $24,684
• Equity at exit: $16,550

10-year hold

• IRR: 30.2%
• Equity multiple: 4.42×
• Total profit: $106,410
• Equity at exit: $9,597

Cash invested: $31,080 (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: 223
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$582
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $526

Break-even live

Break-even rent $1,061

Max offer price $111,000

Occupancy floor 65%

Sensitivity live

Price	-10% $588	-5% $557	+0% $526	+5% $494	+10% $463
Rent	-10% $389	-5% $457	+0% $526	+5% $594	+10% $662
Rate	-1.0pp $582	-0.5pp $554	base $526	+0.5pp $497	+1.0pp $468

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 Michigan Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,626	$1.13	44d	9	0.15mi
1029 Gill St Watertown, NY	3.0	1.0	1275	$1,950	$1.53	44d	1	0.32mi
911 State St Unit 3 Watertown, NY	3.0	1.0	1200	$995	$0.83	44d	1	0.55mi
123 State Pl Watertown, NY	3.0	1.5	1500	$1,750	$1.17	44d	1	0.68mi
1815 Olmstead Dr Watertown, NY	2.0–4.0	1.0–2.0	1380	$1,676	$1.21	44d	6	0.93mi
328 Clay St Unit 3 Watertown, NY	3.0	2.0	1500	$1,650	$1.10	44d	1	1.08mi
611 Cooper St Watertown, NY	3.0	1.0	1190	$1,495	$1.26	44d	1	1.12mi

Listing history 8 events

1. 2026-01-15
   status Pending
2. 2026-01-14
   status Active
3. 2025-10-17
   status Pending
4. 2025-10-08
   listed $111,000 Active
5. 2013-05-28
   soldstatus $170,000 609-char remark

   Show marketing remark (609 chars)

   JUST UNPACK YOUR BAGS- This 100% remodel is complete and ready for new owners. New roof, windows, siding, wiring, plumbing, flooring & appliances. Nothing has been left from the original structure except the bones. 1ST FLOOR- Large living room/dining room combo, kitchen with views of the Black River, stainless steel applicances, bedroom/office, bathroom, laundry room & mudroom. 2ND FLOOR- 3 bedrooms and a full bath. Bathroom has a jetted tub and custom tile. Master bedroom has his/her closets complete with California shelves. Home is on a double lot with a paved driveway. Call now to view.

6. 2013-05-28
   soldstatus $170,000

   Show marketing remark (609 chars)

   JUST UNPACK YOUR BAGS- This 100% remodel is complete and ready for new owners. New roof, windows, siding, wiring, plumbing, flooring & appliances. Nothing has been left from the original structure except the bones. 1ST FLOOR- Large living room/dining room combo, kitchen with views of the Black River, stainless steel applicances, bedroom/office, bathroom, laundry room & mudroom. 2ND FLOOR- 3 bedrooms and a full bath. Bathroom has a jetted tub and custom tile. Master bedroom has his/her closets complete with California shelves. Home is on a double lot with a paved driveway. Call now to view.

7. 2012-06-09
   listed $174,900 609-char remark

   Show marketing remark (609 chars)

   JUST UNPACK YOUR BAGS- This 100% remodel is complete and ready for new owners. New roof, windows, siding, wiring, plumbing, flooring & appliances. Nothing has been left from the original structure except the bones. 1ST FLOOR- Large living room/dining room combo, kitchen with views of the Black River, stainless steel applicances, bedroom/office, bathroom, laundry room & mudroom. 2ND FLOOR- 3 bedrooms and a full bath. Bathroom has a jetted tub and custom tile. Master bedroom has his/her closets complete with California shelves. Home is on a double lot with a paved driveway. Call now to view.

8. 2011-08-12
   soldstatus $20,000

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$12/yr (+$1/mo · 0.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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 100% 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: $20,717
• − Mortgage interest: −$6,218
• − Property taxes: −$1,852
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,229
• Taxable income: $4,882
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $5,136/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

+455.0% since first listed

8 events — show timeline

• 2026-01-15 Pending — CNYIS
• 2026-01-14 Relisted — CNYIS
• 2025-10-17 Pending — CNYIS
• 2025-10-08 Listed $111,000 CNYIS
• 2013-05-28 Sold (Public Records) $170,000 Public Records
• 2013-05-28 Sold (MLS) $170,000 CNYIS
• 2012-06-09 Listed $174,900 CNYIS
• 2011-08-12 Sold (Public Records) $20,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $1,852 · +2.0% YoY. Source: county tax records.