14 Fulton St · Antwerp, NY 13608

$128,000

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 77 Days on market

Built 1860 0.32 ac lot

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.4/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this home just 20 min from fort drum! All new paint and new flooring here!! This 3 bedroom 1 bathroom home features an open layout with a large Livingroom/dinning room combo. Huge kitchen with tons of cabinets and center island. Large back room with laundry hook ups and room for a family room or mud room. Upstairs features 3 large bedrooms. All new pex plumbing. Cant beat this home for the price, Priced below assessed value for quick sale! Call today for your showing!!

Key facts

• Front porch
• Bonus space
• First-floor laundry

Tags

• FRONT PORCH
• COUNTRY-STYLE KITCHEN
• OPEN LIVING AND DINING AREA
• FIRST-FLOOR LAUNDRY
• BONUS SPACE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water connected; Septic tank sewer
• Home design: Single-story existing home
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (approx. 0.316 acres, 83 x 166); City street frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: Bonus room (counts as additional room)
• Flooring: Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil-fired forced air heating
• Interior features: Country kitchen; Varied and vinyl flooring; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.

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.
• 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 $2k of equity ($885 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.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $128k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $84,973
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Fulton St	0.01mi	3/1.5	1,524 (+9%)	15mo	$95,400	$63	69
37754 County Route 194	0.33mi	4/1.5 (+1)	1,294 (-7%)	7mo	$35,000	$27	60
5 Mcallister Ave	0.40mi	3/1.0	1,536 (+10%)	7mo	$145,868	$95	58
316 Main St	0.42mi	2/1.0 (-1)	1,210 (-13%)	15mo	$74,000	$61	41
227 Main St	0.42mi	3/1.0	1,566 (+12%)	23mo	$10,000	$6	40

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: 4.8%
• Equity multiple: 1.24×
• Total profit: $8,539
• Equity at exit: $42,280

10-year hold

• IRR: 9.3%
• Equity multiple: 2.10×
• Total profit: $39,572
• Equity at exit: $55,107

Cash invested: $35,840 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $117

Break-even live

Break-even rent $1,151

Max offer price $128,000

Occupancy floor 86%

Sensitivity live

Price	-10% $189	-5% $153	+0% $117	+5% $81	+10% $44
Rent	-10% $14	-5% $66	+0% $117	+5% $168	+10% $219
Rate	-1.0pp $181	-0.5pp $149	base $117	+0.5pp $84	+1.0pp $50

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $128,000 Active 77 DOM
2. 2026-06-18
   days on market $128,000 Active 76 DOM
3. 2026-06-17
   days on market $128,000 Active 75 DOM
4. 2026-06-17
   price $128,000 Active 74 DOM
5. 2026-06-16
   days on market $130,000 Active 74 DOM
6. 2026-06-15
   days on market $130,000 Active 73 DOM
7. 2026-06-14
   days on market $130,000 Active 71 DOM
8. 2026-06-12
   days on market $130,000 Active 70 DOM
9. 2026-06-09
   days on market $130,000 Active 67 DOM
10. 2026-06-08
    days on market $130,000 Active 66 DOM
11. 2026-06-07
    days on market $130,000 Active 65 DOM
12. 2026-06-05
    days on market $130,000 Active 62 DOM
13. 2026-06-03
    days on market $130,000 Active 61 DOM
14. 2026-06-02
    pricedays on market $130,000 Active 60 DOM
15. 2026-06-01
    days on market $133,000 Active 59 DOM
16. 2026-05-31
    days on market $133,000 Active 58 DOM
17. 2026-05-30
    days on market $133,000 Active 57 DOM
18. 2026-05-06
    price $133,000
19. 2026-04-17
    price $135,000
20. 2026-04-03
    listed $139,000 Active
21. 2020-08-31
    soldstatus $60,000
22. 2020-08-28
    soldstatus $60,000 485-char remark

    Show marketing remark (485 chars)

    Check out this home just 20 min from fort drum! All new paint and new flooring here!! This 3 bedroom 1 bathroom home features an open layout with a large Livingroom/dinning room combo. Huge kitchen with tons of cabinets and center island. Large back room with laundry hook ups and room for a family room or mud room. Upstairs features 3 large bedrooms. All new pex plumbing. Cant beat this home for the price, Priced below assessed value for quick sale! Call today for your showing!!

23. 2020-06-10
    listed $59,900 485-char remark

    Show marketing remark (485 chars)

    Check out this home just 20 min from fort drum! All new paint and new flooring here!! This 3 bedroom 1 bathroom home features an open layout with a large Livingroom/dinning room combo. Huge kitchen with tons of cabinets and center island. Large back room with laundry hook ups and room for a family room or mud room. Upstairs features 3 large bedrooms. All new pex plumbing. Cant beat this home for the price, Priced below assessed value for quick sale! Call today for your showing!!

24. 2020-03-20
    soldstatus $7,000 205-char remark

    Show marketing remark (205 chars)

    within 15 minutes to Fort Drum. Homes \ has lots of potential with 3 bedrooms, bath, kitchen with island, formal dining room and large living room. Living room has a built in book case. Very easy to show

25. 2019-12-16
    listed $10,900 205-char remark

    Show marketing remark (205 chars)

    within 15 minutes to Fort Drum. Homes \ has lots of potential with 3 bedrooms, bath, kitchen with island, formal dining room and large living room. Living room has a built in book case. Very easy to show

26. 2014-05-15
    historical
27. 2014-03-07
    listed $92,900
28. 2013-04-15
    historical
29. 2013-02-07
    listed $94,900
30. 2012-12-31
    historical
31. 2012-04-26
    listed $94,000

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 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: $15,592
• − Mortgage interest: −$7,170
• − Property taxes: −$2,221
• − Insurance: −$640
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,724
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,560/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

+41.5% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $133,000 CNYIS
• 2026-04-17 Price Changed $135,000 CNYIS
• 2026-04-03 Listed $139,000 CNYIS
• 2020-08-31 Sold (Public Records) $60,000 Public Records
• 2020-08-28 Sold (MLS) $60,000 CNYIS
• 2020-06-10 Listed $59,900 CNYIS
• 2020-03-20 Sold (MLS) $7,000 CNYIS
• 2019-12-16 Listed $10,900 CNYIS
• 2014-05-15 Listing Removed — CNYIS
• 2014-03-07 Listed $92,900 CNYIS
• 2013-04-15 Listing Removed — CNYIS
• 2013-02-07 Listed $94,900 CNYIS
• 2012-12-31 Listing Removed — CNYIS
• 2012-04-26 Listed $94,000 CNYIS

Property tax history

+1.3%/yr

Latest (2025): $2,221 · +1.2% YoY. Source: county tax records.