1017 Bronson St · Watertown, NY 13601

$170,000

3 bd · 1.5 ba · 1,785 sqft · SingleFamily public records · 37 Days on market

Built 1906 6,210 sqft lot $95/sqft · 24% below area Est $223k · 24% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beautiful, turnkey home with a great price tag! Starting on the outside, you will love the 2 stall garage to hide your vehicles from the cold and snow, the back covered deck perfect for entertaining in the warmer months to come, and the private fenced in yard. As soon as you walk in you're greeted by gleaming hardwood floors, a gorgeous fireplace and spacious rooms. Its the perfect combination of a modern, open floor plan but still has many interesting architectural details preserved throughout the home. What more could you ask for?

Key facts

• Cozy fireplace
• Walk-up attic
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BUILT IN CABINETRY
• COZY FIREPLACE
• FIRST-FLOOR LAUNDRY
• WALK-UP ATTIC
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Resale condition; Vinyl siding
• Construction: Stone foundation; Vinyl siding construction; Existing (previously built)
• Exterior features: Blacktop driveway; Rectangular lot (46 x 135)

Interior

• Kitchen: Gas cooktop
• Bedrooms: Total rooms: 9 (includes bedrooms and other living spaces)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Heating present (see remarks)
• Interior features: Hardwood and vinyl flooring with varied surfaces; Full basement; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (2.0% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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.
• Current owner paid $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,532
• List price: $170,000
• Delta: -23.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
662 Burchard St	0.27mi	3/2.0	1,668 (-7%)	2mo	$140,000	$84	73
244 N Rutland St	0.20mi	4/2.5 (+1)	1,693 (-5%)	1mo	$233,200	$138	72
1130 Boyd St	0.42mi	3/2.0	1,710 (-4%)	0mo	$216,025	$126	71
205 Michigan Ave	0.31mi	4/2.0 (+1)	1,848 (+4%)	2mo	$280,000	$152	71
1151 Harrison St	0.54mi	3/2.5	1,871 (+5%)	0mo	$300,000	$160	63
409 Broadway Ave E	0.74mi	3/2.0	1,760 (-1%)	1mo	$262,000	$149	60
241 Colorado Ave	0.33mi	3/1.5	1,525 (-15%)	0mo	$225,000	$148	60
111 S Pearl Ave	0.64mi	3/2.0	1,866 (+4%)	3mo	$280,000	$150	58
1157 Harrison St	0.54mi	4/2.5 (+1)	1,664 (-7%)	2mo	$240,000	$144	53
711 Cadwell St	0.73mi	4/1.5 (+1)	1,870 (+5%)	1mo	$239,900	$128	52
1120 Temple St	0.61mi	3/1.5	1,980 (+11%)	2mo	$300,000	$152	52
208 Farwell St	0.63mi	4/1.5 (+1)	1,610 (-10%)	1mo	$162,900	$101	49

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,346
• Equity at exit: $25,348

10-year hold

• IRR: 11.1%
• Equity multiple: 2.06×
• Total profit: $50,474
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $195

Break-even live

Break-even rent $1,419

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $291	-5% $243	+0% $195	+5% $147	+10% $99
Rent	-10% $63	-5% $129	+0% $195	+5% $261	+10% $326
Rate	-1.0pp $280	-0.5pp $238	base $195	+0.5pp $151	+1.0pp $106

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Gill St Watertown, NY	3.0	1.0	1275	$1,950	$1.53	44d	1	0.10mi
256 Michigan Ave Watertown, NY	2.0–4.0	1.0–2.5	1435	$1,440	$1.00	44d	9	0.34mi
123 State Pl Watertown, NY	3.0	1.5	1500	$1,750	$1.17	44d	1	0.43mi
621 Academy St Watertown, NY	3.0	2.0	1652	$1,600	$0.97	44d	1	0.57mi
109 Spring Ave Watertown, NY	2.0	1.0	1344	$1,200	$0.89	44d	1	0.72mi
720 Cadwell St Watertown, NY	2.0	1.5	1300	$995	$0.77	44d	1	0.78mi
328 Clay St Unit 3 Watertown, NY	3.0	2.0	1500	$1,650	$1.10	44d	1	0.82mi
1815 Olmstead Dr Watertown, NY	2.0–4.0	1.0–2.0	1380	$1,462	$1.06	44d	6	1.03mi
377 W Main St Unit 1 Watertown, NY	3.0	1.0	1991	$1,350	$0.68	44d	1	1.11mi
128 Park Ave Watertown, NY	3.0	2.0	2300	$2,400	$1.04	44d	1	1.16mi
836 Leray St Watertown, NY	2.0	1.0	1782	$1,200	$0.67	44d	1	1.23mi
156 N Meadow St Watertown, NY	4.0	1.0	2535	$1,500	$0.59	44d	1	1.37mi

Listing history 28 events

1. 2026-06-19
   days on market $170,000 Active 37 DOM
2. 2026-06-18
   days on market $170,000 Active 36 DOM
3. 2026-06-17
   days on market $170,000 Active 35 DOM
4. 2026-06-16
   days on market $170,000 Active 34 DOM
5. 2026-06-15
   days on market $170,000 Active 33 DOM
6. 2026-06-14
   days on market $170,000 Active 31 DOM
7. 2026-06-12
   days on market $170,000 Active 30 DOM
8. 2026-06-09
   days on market $170,000 Active 27 DOM
9. 2026-06-08
   days on market $170,000 Active 26 DOM
10. 2026-06-07
    days on market $170,000 Active 25 DOM
11. 2026-06-05
    days on market $170,000 Active 22 DOM
12. 2026-06-03
    days on market $170,000 Active 21 DOM
13. 2026-06-02
    days on market $170,000 Active 20 DOM
14. 2026-06-01
    days on market $170,000 Active 19 DOM
15. 2026-05-31
    days on market $170,000 Active 18 DOM
16. 2026-05-30
    days on market $170,000 Active 17 DOM
17. 2026-05-13
    listed $170,000 Active 886-char remark
18. 2021-06-01
    soldstatus $125,000
19. 2021-05-29
    soldstatus $125,000 553-char remark

    Show marketing remark (553 chars)

    Check out this beautiful, turnkey home with a great price tag! Starting on the outside, you will love the 2 stall garage to hide your vehicles from the cold and snow, the back covered deck perfect for entertaining in the warmer months to come, and the private fenced in yard. As soon as you walk in you're greeted by gleaming hardwood floors, a gorgeous fireplace and spacious rooms. Its the perfect combination of a modern, open floor plan but still has many interesting architectural details preserved throughout the home. What more could you ask for?

20. 2021-02-23
    listed $135,000 553-char remark

    Show marketing remark (553 chars)

    Check out this beautiful, turnkey home with a great price tag! Starting on the outside, you will love the 2 stall garage to hide your vehicles from the cold and snow, the back covered deck perfect for entertaining in the warmer months to come, and the private fenced in yard. As soon as you walk in you're greeted by gleaming hardwood floors, a gorgeous fireplace and spacious rooms. Its the perfect combination of a modern, open floor plan but still has many interesting architectural details preserved throughout the home. What more could you ask for?

21. 2018-12-31
    historical
22. 2018-07-09
    listed $139,000
23. 2016-05-09
    historical
24. 2015-05-09
    listed $144,900
25. 2014-04-02
    soldstatus $133,480
26. 2014-04-02
    soldstatus $142,000
27. 2013-08-26
    listed $147,000
28. 2002-10-28
    soldstatus $35,000

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$486/yr (+$40/mo · 25.6%)

ⓘ 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 ≥91°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: $19,983
• − Mortgage interest: −$9,523
• − Property taxes: −$1,901
• − Insurance: −$850
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,945
• Taxable loss: −$433
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $2,442/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

+385.7% since first listed

12 events — show timeline

• 2026-05-13 Listed $170,000 CNYIS
• 2021-06-01 Sold (Public Records) $125,000 Public Records
• 2021-05-29 Sold (MLS) $125,000 CNYIS
• 2021-02-23 Listed $135,000 CNYIS
• 2018-12-31 Listing Removed — CNYIS
• 2018-07-09 Listed $139,000 CNYIS
• 2016-05-09 Listing Removed — CNYIS
• 2015-05-09 Listed $144,900 CNYIS
• 2014-04-02 Sold (Public Records) $142,000 Public Records
• 2014-04-02 Sold (MLS) $133,480 CNYIS
• 2013-08-26 Listed $147,000 CNYIS
• 2002-10-28 Sold (Public Records) $35,000 Public Records

Property tax history

+21.9%/yr

Latest (2025): $1,901 · +3.9% YoY. Source: county tax records.