333 Dodge Ave · Sackets Harbor, NY 13685

$275,000

3 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 31 Days on market

Built 1965 0.89 ac lot $186/sqft · 20% below area Est $342k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Cash flow +4.5/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Located in Sackets Harbor, this solid 4-bedroom home sits on a larger-than-average lot for the area, giving you space that’s hard to come by. It’s move-in ready as it stands, with room to update and make it your own over time. Inside, the layout is practical and open where it counts. The kitchen flows right into the living room, making it easy to keep things connected, with a tucked-away dining area that keeps meals separate without feeling closed off. One of the bedrooms is smaller and works well as a home office, hobby room, or whatever fits your lifestyle. Downstairs, you’ve got a full unfinished basement with enough height to stand comfortably. Ideal for storage, a workshop, or a dedicated space to work with tools. There’s also an additional room that can be used however you see fit; gym, project space, or extra storage. If you’re looking for a home with good bones, extra space inside and out, and the flexibility to upgrade at your own pace, this one’s worth a look.

Key facts

• Additional room
• 0.89 acre lot
• Garage

Tags

• LARGER-THAN-AVERAGE LOT
• FULL UNFINISHED BASEMENT
• ADDITIONAL ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (45.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (43.6% below list).
• Recommended offer: $149k (45.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#419 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D, health & safety D, amenities F.
• Sackets Harbor Central School District (rural): math 62% / reading 54% proficiency, ranked #294 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,450 (45.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.56% ✗
• Cap rate: 3.19%
• Cash-on-cash: -11.08%
• DSCR: 0.51
• GRM: 14.8

CMA / ARV

• ARV (median comp): $341,819
• List price: $275,000
• Delta: -19.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Funny Cide Dr	0.23mi	3/2.0	1,568 (+6%)	12mo	$379,900	$242	67
216 Dodge Ave	0.34mi	4/1.0 (+1)	1,290 (-13%)	15mo	$174,000	$135	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $104,552
• Equity at exit: $247,742

10-year hold

• IRR: 15.8%
• Equity multiple: 5.46×
• Total profit: $343,572
• Equity at exit: $534,265

Cash invested: $77,000 (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 13685

• Active inventory: 26
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$378 /mo · $4,542/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-711

Break-even live

Break-even rent $2,450

Max offer price $149,450

Occupancy floor —

Sensitivity live

Price	-10% $-555	-5% $-633	+0% $-711	+5% $-789	+10% $-866
Rent	-10% $-833	-5% $-772	+0% $-711	+5% $-649	+10% $-588
Rate	-1.0pp $-572	-0.5pp $-641	base $-711	+0.5pp $-782	+1.0pp $-854

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Creekside Ln Sackets Harbor, NY	3.0	2.0	1325	$1,550	$1.17	45d	2	0.26mi

Listing history 2 events

1. 2026-05-05
   status Pending 1020-char remark

   Show marketing remark (1020 chars)

   Located in Sackets Harbor, this solid 4-bedroom home sits on a larger-than-average lot for the area, giving you space that’s hard to come by. It’s move-in ready as it stands, with room to update and make it your own over time. Inside, the layout is practical and open where it counts. The kitchen flows right into the living room, making it easy to keep things connected, with a tucked-away dining area that keeps meals separate without feeling closed off. One of the bedrooms is smaller and works well as a home office, hobby room, or whatever fits your lifestyle. Downstairs, you’ve got a full unfinished basement with enough height to stand comfortably. Ideal for storage, a workshop, or a dedicated space to work with tools. There’s also an additional room that can be used however you see fit; gym, project space, or extra storage. If you’re looking for a home with good bones, extra space inside and out, and the flexibility to upgrade at your own pace, this one’s worth a look.

2. 2026-04-03
   listed $275,000 Active 1020-char remark

   Show marketing remark (1020 chars)

   Located in Sackets Harbor, this solid 4-bedroom home sits on a larger-than-average lot for the area, giving you space that’s hard to come by. It’s move-in ready as it stands, with room to update and make it your own over time. Inside, the layout is practical and open where it counts. The kitchen flows right into the living room, making it easy to keep things connected, with a tucked-away dining area that keeps meals separate without feeling closed off. One of the bedrooms is smaller and works well as a home office, hobby room, or whatever fits your lifestyle. Downstairs, you’ve got a full unfinished basement with enough height to stand comfortably. Ideal for storage, a workshop, or a dedicated space to work with tools. There’s also an additional room that can be used however you see fit; gym, project space, or extra storage. If you’re looking for a home with good bones, extra space inside and out, and the flexibility to upgrade at your own pace, this one’s worth a look.

ⓘ 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: $4,542 · $378/mo
• Projected year-2 tax: $4,595 · $383/mo
• Expected delta: +$53/yr (+$4/mo · 1.2%)

ⓘ 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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$15,404
• − Property taxes: −$4,542
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$8,000
• Taxable loss: −$13,697
• Est. tax savings @ 24.0%: +$3,287
• After-tax cash flow: $-5,241/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: Sackets Harbor Central School District
• NCES district ID: 3614880
• Math proficiency: 62% ▲ 1.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $56,831
• Composite: 51.78/100
• National rank: #3595
• State rank: #294 of 755 in NY

Livability — Sackets Harbor

• Score: 71/100
• State rank: #419
• US rank: #7271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sackets Harbor, NY
• Population (ZIP): 2,234

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Iranian 4% Romanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▲ 123.13%
• Current HPI: 461.5316
• 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

2 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-03 Listed $275,000 CNYIS

Property tax history

+1.9%/yr

Latest (2025): $4,542 · +0.8% YoY. Source: county tax records.