118 William St · Gouverneur, NY 13642

$43,999

2 bd · 1.5 ba · 1,386 sqft · SingleFamily public records · 387 Days on market

Built 1900 0.25 ac lot $32/sqft · 45% below area Est $80k · 45% under

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Why this score? — see what drove the A- 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
• Appreciation +8.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

Key facts

• Public sewer
• Detached garage
• Public water

Tags

• DETACHED GARAGE
• PUBLIC WATER
• PUBLIC SEWER
• FORCED-AIR NATURAL GAS FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 7.5% 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: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($304 loan paydown + $3k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $44k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.53% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.28%
• DSCR: 3.01
• GRM: 3.3

CMA / ARV

• ARV (median comp): $80,428
• List price: $43,999
• Delta: -45.29%
• 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
126 William St	0.03mi	2/1.5	1,534 (+11%)	6mo	$74,200	$48	76
13 Smith St	0.51mi	3/2.0 (+1)	1,360 (-2%)	6mo	$79,500	$58	61
24 Dorwin St	0.49mi	3/1.0 (+1)	1,430 (+3%)	7mo	$79,900	$56	59
183 189 Main Street Hailesboro Rd	0.35mi	3/1.5 (+1)	1,288 (-7%)	10mo	$205,700	$160	58
133 Main St Hailesboro Rd	0.36mi	2/1.0	1,205 (-13%)	5mo	$28,500	$24	55
85 Depot St	0.55mi	3/1.5 (+1)	1,386 (0%)	23mo	$21,500	$16	50
326 Ush 11	0.54mi	3/2.0 (+1)	1,508 (+9%)	8mo	$220,000	$146	47
68 W Barney St	0.67mi	3/2.0 (+1)	1,310 (-6%)	15mo	$68,000	$52	40
332 W Main St	0.53mi	3/1.5 (+1)	1,254 (-10%)	17mo	$45,000	$36	40
52 Smith St	0.54mi	2/1.0	1,576 (+14%)	17mo	$125,000	$79	36
51 Johnstown St	0.44mi	3/2.0 (+1)	1,222 (-12%)	21mo	$156,000	$128	35
60 Mckean St & 71 Johnstown St	0.52mi	3/1.0 (+1)	1,236 (-11%)	21mo	$115,000	$93	33

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: 54.9%
• Equity multiple: 4.49×
• Total profit: $43,057
• Equity at exit: $28,360

10-year hold

• IRR: 51.6%
• Equity multiple: 9.40×
• Total profit: $103,470
• Equity at exit: $52,046

Cash invested: $12,320 (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: 63
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $465

Break-even live

Break-even rent $526

Max offer price $43,999

Occupancy floor 53%

Sensitivity live

Price	-10% $606	-5% $477	+0% $465	+5% $452	+10% $440
Rent	-10% $377	-5% $421	+0% $465	+5% $509	+10% $553
Rate	-1.0pp $487	-0.5pp $476	base $465	+0.5pp $453	+1.0pp $442

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Sleepy Hollow Rd Gouverneur, NY	3.0	2.0	1499	$1,114	$0.74	44d	3	0.68mi

Listing history 24 events

1. 2026-06-21
   days on market $43,999 Active 387 DOM
2. 2026-06-18
   days on market $43,999 Active 385 DOM
3. 2026-06-17
   days on market $43,999 Active 384 DOM
4. 2026-06-16
   days on market $43,999 Active 383 DOM
5. 2026-06-15
   days on market $43,999 Active 382 DOM
6. 2026-06-13
   days on market $43,999 Active 380 DOM
7. 2026-06-12
   days on market $43,999 Active 379 DOM
8. 2026-06-09
   days on market $43,999 Active 376 DOM
9. 2026-06-08
   days on market $43,999 Active 375 DOM
10. 2026-06-07
    days on market $43,999 Active 374 DOM
11. 2026-06-07
    days on market $43,999 Active 373 DOM
12. 2026-06-04
    days on market $43,999 Active 370 DOM
13. 2026-06-02
    days on market $43,999 Active 369 DOM
14. 2026-06-01
    days on market $43,999 Active 368 DOM
15. 2026-05-31
    days on market $43,999 Active 367 DOM
16. 2026-04-16
    status Active 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

17. 2026-03-10
    historical Active Under Contract 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

18. 2025-11-18
    price $44,000 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

19. 2025-07-13
    price $49,900 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

20. 2025-06-17
    price $53,900 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

21. 2025-05-29
    listed $58,900 Active 637-char remark

    Show marketing remark (637 chars)

    Investor Special in the Village of Gouverneur! This 3-bedroom, 1.5-bath home offers a great opportunity to add value with your finishing touches. Featuring a spacious living room, an eat-in kitchen, and a den that could be used as an office or additional living space. The property includes a detached garage and is connected to public water and sewer. Recent upgrades include a brand new forced-air natural gas furnace. The home has good bones and has been partially gutted, providing a head start for your renovation plans. Ideal for investors or handy homeowners looking to build equity. Don't miss out—schedule a showing today!

22. 2006-10-24
    soldstatus $12,000
23. 1999-10-25
    soldstatus $26,000
24. 1996-12-18
    soldstatus $12,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 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: $13,368
• − Mortgage interest: −$2,465
• − Property taxes: −$1,993
• − Insurance: −$220
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,280
• Taxable income: $5,271
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,314/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: 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

+266.7% since first listed

9 events — show timeline

• 2026-04-16 Relisted — CNYIS
• 2026-03-10 Contingent — CNYIS
• 2025-11-18 Price Changed $44,000 CNYIS
• 2025-07-13 Price Changed $49,900 CNYIS
• 2025-06-17 Price Changed $53,900 CNYIS
• 2025-05-29 Listed $58,900 CNYIS
• 2006-10-24 Sold (Public Records) $12,000 Public Records
• 1999-10-25 Sold (Public Records) $26,000 Public Records
• 1996-12-18 Sold (Public Records) $12,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,993 · +1.7% YoY. Source: county tax records.