202 Rowley St · Gouverneur, NY 13642

$78,000

4 bd · 1.0 ba · 1,569 sqft · SingleFamily public records · 234 Days on market

Built 1877 0.28 ac lot $50/sqft · 57% below area ↓ 5% since listing

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Why this score? — see what drove the B 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 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

202 Rowley Street located in the village of Gouverneur has been a family home full of memories for many years. Now its time for another family to make it yours. The home has 4 upstairs bedrooms and one and a half bath, and there is an eat in kitchen, dining room and a bonus room/den. The home heats with natural gas and has public water and sewer. Come and check into this home. It has great bones and just could use some updates.

Key facts

• 0.28 acre lot
• Garage
• Built 1877

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.4% 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: 62 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 $5k of equity ($539 loan paydown + $5k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1877 — 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: 1.43% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (median comp): $179,850
• List price: $78,000
• Delta: -56.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Cambray St	0.40mi	3/1.0 (-1)	1,468 (-6%)	1mo	$200,000	$136	65
48 Valley Dr	0.24mi	4/2.0	1,584 (+1%)	22mo	$172,250	$109	65
66 N Gordon St	0.48mi	5/2.0 (+1)	1,486 (-5%)	8mo	$116,000	$78	53
25 Waid St	0.18mi	5/2.0 (+1)	1,800 (+15%)	9mo	$174,000	$97	50
24 Dorwin St	0.56mi	3/1.0 (-1)	1,430 (-9%)	7mo	$79,900	$56	48
14 Caroline St	0.44mi	4/2.0	1,778 (+13%)	6mo	$79,500	$45	48
34 Rock Is	0.38mi	3/1.0 (-1)	1,800 (+15%)	15mo	$22,000	$12	40
85 Depot St	0.49mi	3/1.5 (-1)	1,386 (-12%)	23mo	$21,500	$16	31

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: 27.4%
• Equity multiple: 2.82×
• Total profit: $39,736
• Equity at exit: $50,277

10-year hold

• IRR: 25.5%
• Equity multiple: 5.77×
• Total profit: $104,224
• Equity at exit: $92,266

Cash invested: $21,840 (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 13642

• Home prices YoY: 1.8%
• Active inventory: 62
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $251

Break-even live

Break-even rent $796

Max offer price $78,000

Occupancy floor 72%

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: $19,500
• Closing costs: $2,340
• 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	43d	3	0.65mi

Listing history 17 events

1. 2026-06-18
   days on market $78,000 Active 234 DOM
2. 2026-06-17
   days on market $78,000 Active 233 DOM
3. 2026-06-16
   days on market $78,000 Active 232 DOM
4. 2026-06-15
   days on market $78,000 Active 231 DOM
5. 2026-06-13
   days on market $78,000 Active 229 DOM
6. 2026-06-12
   days on market $78,000 Active 228 DOM
7. 2026-06-09
   days on market $78,000 Active 225 DOM
8. 2026-06-08
   days on market $78,000 Active 224 DOM
9. 2026-06-07
   days on market $78,000 Active 223 DOM
10. 2026-06-07
    days on market $78,000 Active 222 DOM
11. 2026-06-04
    days on market $78,000 Active 219 DOM
12. 2026-06-02
    days on market $78,000 Active 218 DOM
13. 2026-06-01
    days on market $78,000 Active 217 DOM
14. 2026-05-31
    days on market $78,000 Active 216 DOM
15. 2026-03-24
    price $87,000 431-char remark

    Show marketing remark (431 chars)

    202 Rowley Street located in the village of Gouverneur has been a family home full of memories for many years. Now its time for another family to make it yours. The home has 4 upstairs bedrooms and one and a half bath, and there is an eat in kitchen, dining room and a bonus room/den. The home heats with natural gas and has public water and sewer. Come and check into this home. It has great bones and just could use some updates.

16. 2026-01-06
    price $89,000 431-char remark

    Show marketing remark (431 chars)

    202 Rowley Street located in the village of Gouverneur has been a family home full of memories for many years. Now its time for another family to make it yours. The home has 4 upstairs bedrooms and one and a half bath, and there is an eat in kitchen, dining room and a bonus room/den. The home heats with natural gas and has public water and sewer. Come and check into this home. It has great bones and just could use some updates.

17. 2025-10-28
    listed $92,000 Active 431-char remark

    Show marketing remark (431 chars)

    202 Rowley Street located in the village of Gouverneur has been a family home full of memories for many years. Now its time for another family to make it yours. The home has 4 upstairs bedrooms and one and a half bath, and there is an eat in kitchen, dining room and a bonus room/den. The home heats with natural gas and has public water and sewer. Come and check into this home. It has great bones and just could use some updates.

ⓘ 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: −$4,369
• − Property taxes: −$2,252
• − Insurance: −$390
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,269
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,542/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

-5.4% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $87,000 SLCMLS
• 2026-01-06 Price Changed $89,000 SLCMLS
• 2025-10-28 Listed $92,000 SLCMLS

Property tax history

+4.2%/yr

Latest (2025): $2,252 · +1.7% YoY. Source: county tax records.