102 Mechanic St · Antwerp, NY 13608

$169,900

4 bd · 1.5 ba · 1,661 sqft · SingleFamily public records · 152 Days on market

Built 1870 0.52 ac lot Est $166k · at est. ↓ 11% since listing

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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).

• Cash flow +12.6/30.0
• ARV discount +6.5/15.0
• Appreciation +5.4/10.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Immaculately maintained 4-bedroom, 1.5-bath home situated on a desirable corner lot. Pride of ownership is evident throughout this well-cared-for property. The home features a welcoming entryway, a spacious living area ideal for relaxing or entertaining, and a formal dining room perfect for gatherings. Thoughtfully laid out with comfortable living spaces and abundant natural light. Exterior highlights include a great yard offering plenty of room for outdoor enjoyment and excellent parking options. A swing set and a well to use for additional water. This home has been lovingly cared for and is move-in ready. A wonderful opportunity to own a well-maintained home with space, charm, and curb ap

Key facts

• Formal dining room
• Spacious living area
• Great yard

Tags

• CORNER LOT
• WELCOMING ENTRYWAY
• SPACIOUS LIVING AREA
• FORMAL DINING ROOM
• GREAT YARD
• EXCELLENT PARKING OPTIONS

Property features AI

Finance

• Other: Corner, irregular lot (approx. 0.52 acres, dimensions 180 x 125)

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Sewer connected; Water connected (public and well); Circuit breaker electric
• Home design: Single-story property; Existing condition
• Construction: Metal roof; Aluminum siding, vinyl siding, block and concrete construction; Poured foundation; Built (existing)
• Exterior features: Gravel driveway; Play structure; Shed(s) and storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom available
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Full basement with sump pump
• Laundry & utility: Main level laundry; Electric water heater; Humidifier; Generator

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-22 ($-268/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (16.5% below list).
• Recommended offer: $142k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,064 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Indian River Central School District (rural): math 33% / reading 50% proficiency, ranked #502 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Antwerp Primary School (math 24% / reading 34%, grade F, #1,729 of 2,108 statewide, top 84%, 185 students, 54% FRL); Indian River Middle School (math 26% / reading 50%, grade F, #442 of 729 statewide, top 61%, 672 students, 60% FRL); Indian River High School (math 98% / reading 90%, grade A+, #124 of 1,100 statewide, top 12%, 781 students, 49% FRL) — zoned schools average 55% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Indian River Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 19 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 $3k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,853 (16.5% 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 152 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $166,100
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Mechanic St	0.05mi	3/1.5 (-1)	1,638 (-1%)	5mo	$52,500	$32	86
22 Main St	0.16mi	3/1.0 (-1)	1,640 (-1%)	13mo	$38,000	$23	72
37668 County Rte 194	0.41mi	4/2.0	1,680 (+1%)	12mo	$236,000	$140	67
12 Fulton St	0.08mi	3/1.5 (-1)	1,524 (-8%)	15mo	$95,400	$63	65
108 Mechanic St	0.05mi	5/2.0 (+1)	1,879 (+13%)	10mo	$187,000	$100	61
3 Lexington Ave	0.41mi	3/2.0 (-1)	1,650 (-1%)	19mo	$174,000	$105	57
5 Mcallister Ave	0.42mi	3/1.0 (-1)	1,536 (-8%)	7mo	$145,868	$95	55
60 Van Buren St	0.75mi	5/2.0 (+1)	1,671 (+1%)	10mo	$290,000	$174	49
227 Main St	0.38mi	3/1.0 (-1)	1,566 (-6%)	23mo	$10,000	$6	46
31 Van Buren St	0.55mi	3/2.0 (-1)	1,688 (+2%)	22mo	$180,000	$107	46

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

Projected returns pro-forma

0.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-12
• Equity at exit: $56,120

10-year hold

• IRR: 4.9%
• Equity multiple: 1.59×
• Total profit: $27,914
• Equity at exit: $73,145

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 13608

• Home prices YoY: 0.1%
• Active inventory: 19
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-22

Break-even live

Break-even rent $1,447

Max offer price $165,953

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $26	+0% $-22	+5% $-70	+10% $-119
Rent	-10% $-134	-5% $-78	+0% $-22	+5% $34	+10% $90
Rate	-1.0pp $63	-0.5pp $21	base $-22	+0.5pp $-66	+1.0pp $-111

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 19 events

1. 2026-06-19
   days on market $169,900 Active 152 DOM
2. 2026-06-18
   days on market $169,900 Active 151 DOM
3. 2026-06-17
   days on market $169,900 Active 150 DOM
4. 2026-06-16
   days on market $169,900 Active 149 DOM
5. 2026-06-15
   days on market $169,900 Active 148 DOM
6. 2026-06-14
   days on market $169,900 Active 146 DOM
7. 2026-06-12
   days on market $169,900 Active 145 DOM
8. 2026-06-09
   days on market $169,900 Active 142 DOM
9. 2026-06-08
   days on market $169,900 Active 141 DOM
10. 2026-06-07
    days on market $169,900 Active 140 DOM
11. 2026-06-05
    days on market $169,900 Active 137 DOM
12. 2026-06-03
    days on market $169,900 Active 136 DOM
13. 2026-06-02
    days on market $169,900 Active 135 DOM
14. 2026-06-01
    days on market $169,900 Active 134 DOM
15. 2026-05-31
    days on market $169,900 Active 133 DOM
16. 2026-05-30
    days on market $169,900 Active 132 DOM
17. 2026-05-08
    price $169,900
18. 2026-02-19
    price $179,900
19. 2026-01-18
    listed $189,900 Active

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,523 · $210/mo
• Expected delta: +$348/yr (+$29/mo · 16.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $17,022
• − Mortgage interest: −$9,517
• − Property taxes: −$2,175
• − Insurance: −$850
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,943
• Taxable loss: −$3,185
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $496/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: Indian River Central School District
• NCES district ID: 3615300
• Math proficiency: 33% ▼ -21.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $45,599
• Composite: 35.25/100
• National rank: #4977
• State rank: #502 of 590 in NY

Livability — Antwerp

• Score: 58/100
• State rank: #1064
• US rank: #21270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antwerp, NY
• Population (ZIP): 1,845

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Iranian 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 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: ▲ 0.79%
• Current HPI: 582.0014
• 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

-10.5% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $169,900 CNYIS
• 2026-02-19 Price Changed $179,900 CNYIS
• 2026-01-18 Listed $189,900 CNYIS

Property tax history

+2.8%/yr

Latest (2025): $2,175 · +1.3% YoY. Source: county tax records.