202 Rowley St · Gouverneur, NY 13642

$65,000

4 bd · 1.0 ba · 1,569 sqft · SingleFamily public records · 289 Days on market

Built 1877 Fair condition 0.28 ac lot $41/sqft · 64% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 7.0% 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: 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: 101 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $4k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1877 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.36% ✓
• Cap rate: 18.41%
• Cash-on-cash: 43.27%
• DSCR: 2.93
• GRM: 3.5

CMA / ARV

• ARV (median comp): $182,876
• List price: $65,000
• Delta: -61.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 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%)	4mo	$200,000	$136	62
66 N Gordon St	0.48mi	5/2.0 (+1)	1,486 (-5%)	11mo	$116,000	$78	50
25 Waid St	0.18mi	5/2.0 (+1)	1,800 (+15%)	12mo	$174,000	$97	48
14 Caroline St	0.44mi	4/2.0	1,778 (+13%)	10mo	$79,500	$45	45
24 Dorwin St	0.56mi	3/1.0 (-1)	1,430 (-9%)	10mo	$79,900	$56	45
34 Rock Is	0.38mi	3/1.0 (-1)	1,800 (+15%)	18mo	$22,000	$12	38

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: 53.1%
• Equity multiple: 4.39×
• Total profit: $61,623
• Equity at exit: $41,897

10-year hold

• IRR: 49.7%
• Equity multiple: 9.16×
• Total profit: $148,467
• Equity at exit: $76,889

Cash invested: $18,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 6 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $194,900 ($100/sqft)
• Median days on market: 94 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13642

• Home prices YoY: 1.8%
• Active inventory: 101
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $656

Break-even live

Break-even rent $703

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $693	-5% $675	+0% $656	+5% $638	+10% $619
Rent	-10% $535	-5% $596	+0% $656	+5% $717	+10% $777
Rate	-1.0pp $689	-0.5pp $673	base $656	+0.5pp $639	+1.0pp $622

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $65,000 Active 289 DOM
2. 2026-09-23
   pricedays on market $65,000 Active 288 DOM
3. 2026-09-21
   days on market $70,000 Active 286 DOM
4. 2026-09-20
   days on market $70,000 Active 285 DOM
5. 2026-09-19
   days on market $70,000 Active 283 DOM
6. 2026-09-17
   days on market $70,000 Active 282 DOM
7. 2026-09-17
   days on market $70,000 Active 281 DOM
8. 2026-09-16
   days on market $70,000 Active 280 DOM
9. 2026-09-14
   days on market $70,000 Active 279 DOM
10. 2026-09-13
    days on market $70,000 Active 278 DOM
11. 2026-09-12
    days on market $70,000 Active 277 DOM
12. 2026-09-11
    days on market $70,000 Active 276 DOM
13. 2026-09-05
    days on market $70,000 Active 270 DOM
14. 2026-09-04
    days on market $70,000 Active 269 DOM
15. 2026-09-03
    days on market $70,000 Active 268 DOM
16. 2026-09-02
    days on market $70,000 Active 267 DOM
17. 2026-08-29
    days on market $70,000 Active 263 DOM
18. 2026-08-28
    days on market $70,000 Active 262 DOM
19. 2026-08-27
    days on market $70,000 Active 261 DOM
20. 2026-08-26
    days on market $70,000 Active 260 DOM
21. 2026-08-25
    pricestatusdays on market $70,000 Active 259 DOM
22. 2026-07-13
    status $78,000 Pending 258 DOM
23. 2026-07-12
    days on market $78,000 Active 258 DOM
24. 2026-07-12
    days on market $78,000 Active 257 DOM
25. 2026-07-10
    days on market $78,000 Active 256 DOM
26. 2026-07-09
    days on market $78,000 Active 255 DOM
27. 2026-07-07
    days on market $78,000 Active 253 DOM
28. 2026-07-06
    days on market $78,000 Active 252 DOM
29. 2026-07-05
    days on market $78,000 Active 251 DOM
30. 2026-07-05
    days on market $78,000 Active 250 DOM
31. 2026-07-03
    days on market $78,000 Active 249 DOM
32. 2026-07-02
    days on market $78,000 Active 248 DOM
33. 2026-07-01
    days on market $78,000 Active 247 DOM
34. 2026-06-30
    days on market $78,000 Active 246 DOM
35. 2026-06-29
    days on market $78,000 Active 245 DOM
36. 2026-06-28
    days on market $78,000 Active 244 DOM
37. 2026-06-27
    days on market $78,000 Active 243 DOM
38. 2026-06-26
    days on market $78,000 Active 242 DOM
39. 2026-06-22
    days on market $78,000 Active 238 DOM
40. 2026-06-21
    days on market $78,000 Active 237 DOM
41. 2026-06-21
    days on market $78,000 Active 236 DOM
42. 2026-06-18
    days on market $78,000 Active 234 DOM
43. 2026-06-17
    days on market $78,000 Active 233 DOM
44. 2026-06-16
    days on market $78,000 Active 232 DOM
45. 2026-06-15
    days on market $78,000 Active 231 DOM
46. 2026-06-13
    days on market $78,000 Active 229 DOM
47. 2026-06-12
    days on market $78,000 Active 228 DOM
48. 2026-06-09
    days on market $78,000 Active 225 DOM
49. 2026-06-08
    days on market $78,000 Active 224 DOM
50. 2026-06-07
    days on market $78,000 Active 223 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: $2,252 · $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: $18,408
• − Mortgage interest: −$3,641
• − Property taxes: −$2,252
• − Insurance: −$325
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$1,891
• Taxable income: $7,353
• Est. tax owed @ 24.0%: −$1,765
• After-tax cash flow: $6,110/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $39,225–$70,605 screening

This home requires moderate repairs and maintenance to improve its condition and increase its value. Key areas for attention include the exterior siding, roof, and landscaping.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Moderate siding — Weathered and discolored
• Moderate roof — Aged appearance
• Minor landscaping — Needs trimming
• Minor fencing — Aged appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both replace flooring — Improves living space and rental appeal ↑
• Both paint interior walls — Enhances interior appearance and resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Gouverneur Elementary School F NY #1,923/2,108 Nat'l #32,000/41,679 Middle Gouverneur Middle School F NY #646/729 Nat'l #11,007/14,009 High Gouverneur High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 67/100

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
• County: St. Lawrence · 110,027 people
• Population (ZIP): 9,018
• Household income: $47,452
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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.