180 W Main St · Gouverneur, NY 13642

$169,900

6 bd · 2.0 ba · 2,764 sqft · MultiFamily · 227 Days on market

Built 1993 Average condition 0.32 ac lot $61/sqft · 7% above area Est $158k · 7% over ↓ 6% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +8.1/10.0
• ARV discount +4.2/15.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover a unique opportunity to own a versatile property in a prime village location! Nestled near shopping, dining, and essential amenities, this property combines residential charm with rental/commercial potential, making it perfect for homeowners, investors, or entrepreneurs. Features of the Residential Home: • Built in 1850, this traditional home boasts 1,689 sq ft of living space. • A 270 sq ft covered wrap-around porch offers a cozy outdoor retreat. • Full walk-out basement for added functionality and storage. • 4 spacious bedrooms and 1½ baths. • Main floor laundry for convenience. Features of the Commercial Building: • 1,080 sq ft of space, fully handicap accessible. • 4 rooms, a half bath, and a utility room. • Equipped with central air for year-round comfort. Additional Highlights: • Paved drive for easy access. • Two parking lots to accommodate multiple vehicles. • Conveniently located in the heart of the village. This property offers endless possibilities, whether you’re looking for a charming home, a commercial venture, or both combined. Don’t miss out on this rare find – schedule your viewing today!

Key facts

• Paved drive
• Main floor laundry
• 0.32 acre lot

Tags

• PRIME VILLAGE LOCATION
• COVERED WRAP-AROUND PORCH
• FULL WALK-OUT BASEMENT
• MAIN FLOOR LAUNDRY
• FULLY HANDICAP ACCESSIBLE
• PAVED DRIVE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 7.4% in Gouverneur — 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 67/100 on livability (#605 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, amenities F, commute F.
• Gouverneur Central School District (town): math 23% / reading 34% proficiency, ranked #582 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.78%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $158,389
• List price: $169,900
• Delta: 7.27%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Beckwith St	0.74mi	6/3.0	2,444 (-12%)	17mo	$9,000	$4	28

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.87×
• Total profit: $88,953
• Equity at exit: $109,513

10-year hold

• IRR: 26.2%
• Equity multiple: 5.87×
• Total profit: $231,856
• Equity at exit: $200,975

Cash invested: $47,572 (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 13642

• Home prices YoY: 1.8%
• Active inventory: 62
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $586

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,228
Total (2 units)			$2,228

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 227 DOM
2. 2026-06-17
   days on market $169,900 Active 226 DOM
3. 2026-06-16
   days on market $169,900 Active 225 DOM
4. 2026-06-15
   days on market $169,900 Active 224 DOM
5. 2026-06-13
   days on market $169,900 Active 222 DOM
6. 2026-06-12
   days on market $169,900 Active 221 DOM
7. 2026-06-09
   days on market $169,900 Active 218 DOM
8. 2026-06-08
   days on market $169,900 Active 217 DOM
9. 2026-06-07
   days on market $169,900 Active 216 DOM
10. 2026-06-07
    days on market $169,900 Active 215 DOM
11. 2026-06-04
    days on market $169,900 Active 212 DOM
12. 2026-06-02
    days on market $169,900 Active 211 DOM
13. 2026-06-01
    days on market $169,900 Active 210 DOM
14. 2026-05-31
    days on market $169,900 Active 209 DOM
15. 2026-03-21
    price $169,900 1211-char remark

    Show marketing remark (1211 chars)

    Discover a unique opportunity to own a versatile property in a prime village location! Nestled near shopping, dining, and essential amenities, this property combines residential charm with rental/commercial potential, making it perfect for homeowners, investors, or entrepreneurs. Features of the Residential Home: • Built in 1850, this traditional home boasts 1,689 sq ft of living space. • A 270 sq ft covered wrap-around porch offers a cozy outdoor retreat. • Full walk-out basement for added functionality and storage. • 4 spacious bedrooms and 1½ baths. • Main floor laundry for convenience. Features of the Commercial Building: • 1,080 sq ft of space, fully handicap accessible. • 4 rooms, a half bath, and a utility room. • Equipped with central air for year-round comfort. Additional Highlights: • Paved drive for easy access. • Two parking lots to accommodate multiple vehicles. • Conveniently located in the heart of the village. This property offers endless possibilities, whether you’re looking for a charming home, a commercial venture, or both combined. Don’t miss out on this rare find – schedule your viewing today!

16. 2025-11-03
    listed $180,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Discover a unique opportunity to own a versatile property in a prime village location! Nestled near shopping, dining, and essential amenities, this property combines residential charm with rental/commercial potential, making it perfect for homeowners, investors, or entrepreneurs. Features of the Residential Home: • Built in 1850, this traditional home boasts 1,689 sq ft of living space. • A 270 sq ft covered wrap-around porch offers a cozy outdoor retreat. • Full walk-out basement for added functionality and storage. • 4 spacious bedrooms and 1½ baths. • Main floor laundry for convenience. Features of the Commercial Building: • 1,080 sq ft of space, fully handicap accessible. • 4 rooms, a half bath, and a utility room. • Equipped with central air for year-round comfort. Additional Highlights: • Paved drive for easy access. • Two parking lots to accommodate multiple vehicles. • Conveniently located in the heart of the village. This property offers endless possibilities, whether you’re looking for a charming home, a commercial venture, or both combined. Don’t miss out on this rare find – schedule your viewing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,736
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$4,943
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $5,928/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This multi-family property presents an opportunity for moderate renovations to increase its value. The home requires updates to the kitchen and exterior, which can significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Kitchen cabinets — Older cabinets with visible wear and tear
• Moderate Bathroom fixtures — Older fixtures that may need replacement
• Moderate Exterior siding — Weathered siding that may need repainting or replacement

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase the home's appeal and value
• Both Exterior painting — Refreshing the exterior can improve curb appeal and add value to both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets with visible wear and tear	Moderate	$3,000–15,000
Bathroom fixtures · Older fixtures that may need replacement	Moderate	$3,000–15,000
Exterior siding · Weathered siding that may need repainting or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase the home's appeal and value ↑
• Both Exterior painting — Refreshing the exterior can improve curb appeal and add value to both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gouverneur Central School District
• NCES district ID: 3612360
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 34% ▲ 8.00%
• Median HH income: $41,217
• Composite: 24.08/100
• National rank: #7757
• State rank: #582 of 590 in NY

Livability — Gouverneur

• Score: 67/100
• State rank: #605
• US rank: #10956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gouverneur, NY
• Population (ZIP): 9,018

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 8% Slovak 4% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 349.6603
• 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

-5.6% since first listed

2 events — show timeline

• 2026-03-21 Price Changed $169,900 SLCMLS
• 2025-11-03 Listed $180,000 SLCMLS