572 Snell St · Watertown, NY 13601

$164,900

4 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 110 Days on market

Built 1884 10,800 sqft lot $135/sqft · 10% above area Est $150k · 10% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

Key facts

• New furnace
• Flexible layout
• Back deck

Tags

• MOVE IN READY
• FLEXIBLE LAYOUT
• BACK DECK
• PARTIALLY FENCED YARD
• STORAGE SHEDS
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.2% in Watertown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#540 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A-, housing A-; Watch: amenities C-, schools D, crime F.
• Watertown City School District (urban): math 34% / reading 54% proficiency, ranked #481 of 590 in NY (top 82%) — 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $149,953
• List price: $164,900
• Delta: 9.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Plum Ave	0.36mi	4/1.5	1,200 (-2%)	4mo	$102,500	$85	75
857 Superior St	0.37mi	3/1.0 (-1)	1,194 (-2%)	1mo	$175,000	$147	73
653 Thompson St	0.33mi	3/1.5 (-1)	1,164 (-5%)	3mo	$160,700	$138	67
522 Frontenac St	0.36mi	3/1.0 (-1)	1,296 (+6%)	6mo	$142,500	$110	64
136 Charles St	0.55mi	3/1.0 (-1)	1,265 (+3%)	6mo	$141,500	$112	58
114 Gale St	0.44mi	3/2.0 (-1)	1,300 (+6%)	6mo	$80,000	$62	56
327 W Lynde St	0.47mi	3/2.0 (-1)	1,295 (+6%)	6mo	$232,000	$179	55
862 W Main St	0.41mi	3/2.0 (-1)	1,137 (-7%)	8mo	$191,450	$168	54
130 Charles St	0.54mi	4/1.5	1,400 (+14%)	3mo	$225,000	$161	47
638 Mundy St	0.61mi	3/1.5 (-1)	1,100 (-10%)	3mo	$155,000	$141	45
250 Stuart St	0.71mi	3/1.5 (-1)	1,144 (-7%)	8mo	$185,000	$162	43
632 Burlington St	0.73mi	3/3.0 (-1)	1,319 (+8%)	1mo	$209,000	$158	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,197
• Equity at exit: $24,587

10-year hold

• IRR: 13.1%
• Equity multiple: 2.27×
• Total profit: $58,731
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$865
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $245

Break-even live

Break-even rent $1,376

Max offer price $164,900

Occupancy floor 80%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Cooper St Watertown, NY	3.0	1.0	1190	$1,495	$1.26	43d	1	0.50mi
328 Clay St Unit 3 Watertown, NY	3.0	2.0	1500	$1,650	$1.10	43d	1	1.19mi
123 State Pl Watertown, NY	3.0	1.5	1500	$1,750	$1.17	43d	1	1.21mi
207 Wealtha Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,695	$1.18	43d	9	1.22mi
911 State St Unit 3 Watertown, NY	3.0	1.0	1200	$995	$0.83	43d	1	1.42mi
1029 Gill St Watertown, NY	3.0	1.0	1275	$1,950	$1.53	43d	1	1.43mi

Listing history 27 events

1. 2026-06-19
   days on market $164,900 Active 110 DOM
2. 2026-06-18
   days on market $164,900 Active 109 DOM
3. 2026-06-17
   days on market $164,900 Active 108 DOM
4. 2026-06-16
   days on market $164,900 Active 107 DOM
5. 2026-06-16
   status $164,900 Active 106 DOM
6. 2026-06-15
   days on market $164,900 Active Under Contract 106 DOM
7. 2026-06-14
   days on market $164,900 Active Under Contract 104 DOM
8. 2026-06-12
   days on market $164,900 Active Under Contract 103 DOM
9. 2026-06-09
   days on market $164,900 Active Under Contract 100 DOM
10. 2026-06-08
    days on market $164,900 Active Under Contract 99 DOM
11. 2026-06-07
    days on market $164,900 Active Under Contract 98 DOM
12. 2026-06-05
    days on market $164,900 Active Under Contract 95 DOM
13. 2026-06-03
    days on market $164,900 Active Under Contract 94 DOM
14. 2026-06-02
    days on market $164,900 Active Under Contract 93 DOM
15. 2026-06-01
    days on market $164,900 Active Under Contract 92 DOM
16. 2026-05-31
    days on market $164,900 Active Under Contract 91 DOM
17. 2026-05-30
    days on market $164,900 Active Under Contract 90 DOM
18. 2026-05-12
    price $164,900 989-char remark

    Show marketing remark (989 chars)

    Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

19. 2026-04-14
    price $169,900 989-char remark

    Show marketing remark (989 chars)

    Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

20. 2026-04-06
    price $171,900 989-char remark

    Show marketing remark (989 chars)

    Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

21. 2026-03-18
    price $172,900 989-char remark

    Show marketing remark (989 chars)

    Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

22. 2026-03-01
    listed $175,900 Active 989-char remark

    Show marketing remark (989 chars)

    Warm, welcoming, and move-in ready! This charming 4-bedroom, 1.5-bath home is the perfect place to begin your next chapter. Whether you're purchasing your first home or looking to simplify, the layout offers flexibility for guests, a home office, or changing needs over time. The main floor features a versatile bedroom and convenient half bath, while three additional bedrooms and a full bath are tucked upstairs. Step out onto the back deck overlooking a partially fenced yard — perfect for pets, play, or relaxing evenings. Storage sheds add extra convenience. Major improvements include a new furnace and hot water heater (2024), a refreshed downstairs half bath (2025), and additional updates throughout — providing added peace of mind for the next owner. Located just minutes from Fort Drum and close to shopping, dining, and everyday amenities, this well-maintained home is ready for its next owners to move in and make it their own. Call today for your private showing!

23. 2022-06-21
    soldstatus $145,000
24. 2022-06-17
    soldstatus $145,000 Closed Sale or Rented 425-char remark

    Show marketing remark (425 chars)

    Four bedroom remodeled home offered at a great price. This home includes new flooring, fresh paint, back deck and updated bathroom. This home shows beautifully as soon as you enter. Three bedrooms upstairs and one bedroom downstairs that could also be used as a home office. You will appreciate the updated eat in kitchen. This is the home that has it all and still fits within a budget. Call today for your personal showing!

25. 2022-04-27
    historical Continue to Show- Under Contract 425-char remark

    Show marketing remark (425 chars)

    Four bedroom remodeled home offered at a great price. This home includes new flooring, fresh paint, back deck and updated bathroom. This home shows beautifully as soon as you enter. Three bedrooms upstairs and one bedroom downstairs that could also be used as a home office. You will appreciate the updated eat in kitchen. This is the home that has it all and still fits within a budget. Call today for your personal showing!

26. 2022-04-21
    listed $135,000 Active 425-char remark

    Show marketing remark (425 chars)

    Four bedroom remodeled home offered at a great price. This home includes new flooring, fresh paint, back deck and updated bathroom. This home shows beautifully as soon as you enter. Three bedrooms upstairs and one bedroom downstairs that could also be used as a home office. You will appreciate the updated eat in kitchen. This is the home that has it all and still fits within a budget. Call today for your personal showing!

27. 2008-01-15
    soldstatus $100,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $2,314 · $193/mo
• Expected delta: +$473/yr (+$39/mo · 25.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $20,235
• − Mortgage interest: −$9,237
• − Property taxes: −$1,841
• − Insurance: −$824
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$4,797
• Taxable income: $298
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,872/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: Watertown City School District
• NCES district ID: 3630120
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $40,919
• Composite: 36.86/100
• National rank: #4551
• State rank: #481 of 590 in NY

Livability — Watertown

• Score: 68/100
• State rank: #540
• US rank: #9700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watertown, 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

+64.9% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $164,900 CNYIS
• 2026-04-14 Price Changed $169,900 CNYIS
• 2026-04-06 Price Changed $171,900 CNYIS
• 2026-03-18 Price Changed $172,900 CNYIS
• 2026-03-01 Listed $175,900 CNYIS
• 2022-06-21 Sold (Public Records) $145,000 Public Records
• 2022-06-17 Sold (MLS) $145,000 CNYIS
• 2022-04-27 Contingent — CNYIS
• 2022-04-21 Listed $135,000 CNYIS
• 2008-01-15 Sold (Public Records) $100,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $1,841 · +2.0% YoY. Source: county tax records.