219-221 W Main St · Brownville, NY 13601

$35,000

4 bd · 3.0 ba · 2,473 sqft · MultiFamily · 161 Days on market

Built 1850 0.71 ac lot $14/sqft · 87% below area ↓ 46% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity awaits in the Village of Brownville! This property offers valuable multi-unit residential zoning (2-4 units), making it an excellent option for investors, developers, or anyone looking to build something new in a desirable location. The single stall garage with front entrance door is worth its weight in gold with attached shed with overhead utility door along the back side. This building offers tons of storage for ATV's, vehicle, lawn equipment and more. There is a utility company easement to the left side of the garage so they are able to have access to the river behind the property. Full gravel driveway entrance is shared with neighbor (parking is off to left). Connected water and sewer, and natural gas all available. Conveniently located near village amenities and just minutes to Watertown and Fort Drum, this parcel offers a solid foundation for your next home! Property is sold "as-is". Due to significant deterioration of the roof and exterior walls from long-term exposure to the elements, a hold-harmless form must be signed prior to showing. Proceed with caution as there is debris and construction materials inside building.

Key facts

• Access to river
• Off street parking
• Connected water

Tags

• 3 UNIT TRIPLEX
• CONNECTED WATER
• CONNECTED SEWER
• OFF STREET PARKING
• GARAGE WITH ATTACHED SHED
• ACCESS TO RIVER

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/3.0-bath units multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#680 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: schools D, health & safety D, crime D-.
• General Brown Central School District (rural): math 39% / reading 57% proficiency, ranked #407 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 223 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $3,899/mo this rent would consume 80% of the median local household income ($59k/yr) (locally 1634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is D 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?
10. 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?
11. 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.
12. 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.
13. 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: 11.14% ✓
• Cap rate: 103.61%
• Cash-on-cash: 347.55%
• DSCR: 16.46
• GRM: 0.7

CMA / ARV

• ARV (median comp): $279,423
• List price: $35,000
• Delta: -87.47%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 20.62×
• Total profit: $192,264
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 50.98×
• Total profit: $489,803
• Equity at exit: $3,026

Cash invested: $9,800 (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 13601

• Home prices YoY: -5.6%
• Rents YoY: 10.0%
• Active inventory: 223
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,899 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $2,783

Break-even live

Break-even rent $376

Max offer price $35,000

Occupancy floor 24%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	3	$3,898
Total (2 units)			$3,899

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $35,000 Active 161 DOM
2. 2026-06-18
   days on market $35,000 Active 160 DOM
3. 2026-06-17
   days on market $35,000 Active 159 DOM
4. 2026-06-16
   days on market $35,000 Active 158 DOM
5. 2026-06-15
   days on market $35,000 Active 157 DOM
6. 2026-06-14
   days on market $35,000 Active 155 DOM
7. 2026-06-12
   days on market $35,000 Active 154 DOM
8. 2026-06-09
   days on market $35,000 Active 151 DOM
9. 2026-06-08
   days on market $35,000 Active 150 DOM
10. 2026-06-07
    days on market $35,000 Active 149 DOM
11. 2026-06-02
    days on market $35,000 Active 144 DOM
12. 2026-06-01
    days on market $35,000 Active 143 DOM
13. 2026-05-31
    days on market $35,000 Active 142 DOM
14. 2026-05-30
    days on market $35,000 Active 141 DOM
15. 2026-01-09
    listed $35,000 Active 1169-char remark

    Show marketing remark (1169 chars)

    Opportunity awaits in the Village of Brownville! This property offers valuable multi-unit residential zoning (2-4 units), making it an excellent option for investors, developers, or anyone looking to build something new in a desirable location. The single stall garage with front entrance door is worth its weight in gold with attached shed with overhead utility door along the back side. This building offers tons of storage for ATV's, vehicle, lawn equipment and more. There is a utility company easement to the left side of the garage so they are able to have access to the river behind the property. Full gravel driveway entrance is shared with neighbor (parking is off to left). Connected water and sewer, and natural gas all available. Conveniently located near village amenities and just minutes to Watertown and Fort Drum, this parcel offers a solid foundation for your next home! Property is sold "as-is". Due to significant deterioration of the roof and exterior walls from long-term exposure to the elements, a hold-harmless form must be signed prior to showing. Proceed with caution as there is debris and construction materials inside building.

16. 2025-12-31
    historical
17. 2025-11-08
    price $35,000
18. 2025-06-21
    listed $45,000 Active
19. 2025-06-09
    historical
20. 2025-05-05
    price $60,000
21. 2025-04-09
    listed $65,000 Active

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,788
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$842
• − Repairs & maintenance: −$3,743
• − Management: −$3,743
• − Depreciation: −$1,018
• Taxable income: $34,957
• Est. tax owed @ 24.0%: −$8,390
• After-tax cash flow: $25,004/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: General Brown Central School District
• NCES district ID: 3611910
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $57,237
• Composite: 41.75/100
• National rank: #3398
• State rank: #407 of 590 in NY

Livability — Brownville

• Score: 65/100
• State rank: #680
• US rank: #12808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownville, NY
• County: Jefferson County · 47,417 people
• City population: 36,839
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 36,839
• Household income: $58,791
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1634.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -18.86%
• Current HPI: 316.636
• Rent YoY: ▲ 9.96%
• Metro: Watertown-Fort Drum, NY
• 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

-46.2% since first listed

7 events — show timeline

• 2026-01-09 Listed $35,000 CNYIS
• 2025-12-31 Listing Removed — CNYIS
• 2025-11-08 Price Changed $35,000 CNYIS
• 2025-06-21 Listed $45,000 CNYIS
• 2025-06-09 Listing Removed — CNYIS
• 2025-05-05 Price Changed $60,000 CNYIS
• 2025-04-09 Listed $65,000 CNYIS