39 Factory St · Gouverneur, NY 13642

$129,999

5 bd · 2.0 ba · 1,797 sqft · SingleFamily public records · 22 Days on market

Built 1850 0.66 ac lot Est $174k · 25% under

---

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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

You won't believe your eyes when you walk into this spacious 4 bedroom 2 bath home. The second floor and the kitchen have been updated and are stunningly gorgeous. The spacious kitchen has stainless steel appliances, stone tile countertops, and lots of storage. The original pantry has been stripped and stained and is just amazing. The recently remodeled full bath upstairs has plenty of space. Three bedrooms upstairs have been stripped down to the studs, re-insulated then drywalled with new flooring. There is a large hall closet. The master bedroom has a large walk in closet. The large yard is fully fenced in.

Key facts

• Oversized yard
• Fully fenced
• Newer shingle roof

Tags

• NEWER SHINGLE ROOF
• ORIGINAL PANTRY
• WALK-IN CLOSET
• OVERSIZED YARD
• FULLY FENCED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories
• Construction: Wood siding
• Exterior features: Deck; Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Gas water heater; Dishwasher; Refrigerator; Electric cooktop; Has basement; 9 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Gouverneur Elementary School (math 12% / reading 32%, grade F, #1,923 of 2,108 statewide, top 92%, 506 students, 62% FRL); Gouverneur Middle School (math 12% / reading 34%, grade F, #646 of 729 statewide, top 89%, 472 students, 68% FRL); Gouverneur High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 467 students, 63% FRL) — zoned schools average 64% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 28% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Gouverneur Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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 $9k of equity ($899 loan paydown + $8k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $59k; list at $130k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,049 (1.5% below list)

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $174,309
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Waid St	0.29mi	5/2.0	1,800 (+0%)	9mo	$174,000	$97	78
14 Caroline St	0.59mi	4/2.0 (-1)	1,778 (-1%)	7mo	$79,500	$45	60
37 Sterling St	0.48mi	5/2.0	1,890 (+5%)	16mo	$60,000	$32	55
50 Birchwood Dr	0.42mi	4/3.5 (-1)	1,990 (+11%)	2mo	$309,500	$156	50
26-30 Rowley St #30	0.54mi	5/2.5	2,000 (+11%)	10mo	$187,000	$94	45
48 Valley Dr	0.44mi	4/2.0 (-1)	1,584 (-12%)	22mo	$172,250	$109	36

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: 28.1%
• Equity multiple: 2.86×
• Total profit: $67,865
• Equity at exit: $83,794

10-year hold

• IRR: 26.1%
• Equity multiple: 5.86×
• Total profit: $177,048
• Equity at exit: $153,776

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $445

Break-even live

Break-even rent $1,187

Max offer price $129,999

Occupancy floor 70%

Sensitivity live

Price	-10% $518	-5% $482	+0% $445	+5% $408	+10% $371
Rent	-10% $307	-5% $376	+0% $445	+5% $514	+10% $583
Rate	-1.0pp $510	-0.5pp $478	base $445	+0.5pp $411	+1.0pp $377

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Rock Island St Gouverneur, NY	4.0	2.5	2350	$1,750	$0.74	45d	1	0.50mi

Listing history 17 events

1. 2026-06-21
   days on market $129,999 Active 22 DOM
2. 2026-06-21
   days on market $129,999 Active 21 DOM
3. 2026-06-18
   days on market $129,999 Active 19 DOM
4. 2026-06-17
   days on market $129,999 Active 18 DOM
5. 2026-06-16
   days on market $129,999 Active 17 DOM
6. 2026-06-15
   days on market $129,999 Active 16 DOM
7. 2026-06-13
   days on market $129,999 Active 14 DOM
8. 2026-06-12
   days on market $129,999 Active 13 DOM
9. 2026-06-09
   days on market $129,999 Active 10 DOM
10. 2026-06-08
    days on market $129,999 Active 9 DOM
11. 2026-06-07
    days on market $129,999 Active 8 DOM
12. 2026-06-07
    days on market $129,999 Active 7 DOM
13. 2026-06-04
    days on market $129,999 Active 4 DOM
14. 2026-06-02
    days on market $129,999 Active 3 DOM
15. 2026-06-01
    days on market $129,999 Active 2 DOM
16. 2026-05-31
    remarks 522-char remark
17. 2026-05-31
    listed $129,999 Active 1 DOM

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 2/10 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: $21,000
• − Mortgage interest: −$7,282
• − Property taxes: −$2,421
• − Insurance: −$650
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,782
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,497/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

+117.0% since first listed

6 events — show timeline

• 2026-05-29 Listed $129,999 SLCMLS
• 2019-07-23 Sold (Public Records) $59,000 Public Records
• 2019-07-18 Sold (MLS) $59,000 SLCMLS
• 2019-07-18 Sold (MLS) $59,000 CNYIS
• 2018-11-04 Listed $59,900 SLCMLS
• 2018-11-04 Listed $59,900 CNYIS

Property tax history

+1.4%/yr

Latest (2025): $2,421 · +2.9% YoY. Source: county tax records.