140 Grove St · Gouverneur, NY 13642

$35,000

2 bd · 1.5 ba · 1,067 sqft · SingleFamily public records · 97 Days on market

Built 1878 Fair condition 0.30 ac lot $33/sqft · 63% below area

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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

This 2 story village home has wonderful character and charm. The open foyer has the gorgeous original banister. The downstairs has wide openings between each room giving you a nice open feel and flow through the house. Upstairs are 2 large bedrooms and a bath. A newer gas furnace helps to keep your heating costs low. Outside is a storage shed and an over-sized flat yard. This won't last long. Call today for your private showing!

Key facts

• Solid bones
• Spacious backyard
• Functional layout

Tags

• SPACIOUS BACKYARD
• SOLID BONES
• FUNCTIONAL LAYOUT
• GREAT FOUNDATION
• POTENTIAL TO RENOVATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.6% 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).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1878 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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 1878 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.44% ✓
• Cap rate: 30.62%
• Cash-on-cash: 86.88%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $95,398
• List price: $35,000
• Delta: -63.31%
• 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
20-22 Averell St	0.18mi	2/1.5	1,176 (+10%)	4mo	$100,000	$85	71
153 Hailesboro St	0.40mi	3/1.5 (+1)	1,040 (-2%)	22mo	$151,000	$145	54
201 Grove St	0.16mi	2/1.0	911 (-15%)	15mo	$29,000	$32	54
65 Parker St	0.49mi	3/1.5 (+1)	958 (-10%)	5mo	$93,000	$97	51
133 Main St Hailesboro Rd	0.59mi	2/1.0	1,205 (+13%)	8mo	$28,500	$24	42
51 Johnstown St	0.71mi	3/2.0 (+1)	1,222 (+14%)	24mo	$156,000	$128	16

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: 42.0%
• Equity multiple: 3.73×
• Total profit: $26,795
• Equity at exit: $22,560

10-year hold

• IRR: 39.1%
• Equity multiple: 7.82×
• Total profit: $66,862
• Equity at exit: $41,402

Cash invested: $9,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 7 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $107,450 ($117/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.7% vs 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: 2.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $249

Break-even live

Break-even rent $889

Max offer price $35,000

Occupancy floor 74%

Sensitivity live

Price	-10% $273	-5% $261	+0% $249	+5% $237	+10% $225
Rent	-10% $154	-5% $202	+0% $249	+5% $297	+10% $344
Rate	-1.0pp $267	-0.5pp $258	base $249	+0.5pp $240	+1.0pp $231

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: $8,750
• Closing costs: $1,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable availableHigh-speed internet availablePublic water connectedSewer connected
• Home design: Single-storyResale property
• Construction: Wood sidingBlock foundationExisting construction
• Exterior features: Gravel drivewayOpen porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (includes living and laundry areas)
• Flooring: HardwoodVaried flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining roomEat-in kitchenSeparate/formal living roomFull basement
• Laundry & utility: Laundry located in basementElectric water heater

Listing history 50 events

1. 2026-09-23
   days on market $35,000 Active 97 DOM
2. 2026-09-21
   days on market $35,000 Active 95 DOM
3. 2026-09-20
   days on market $35,000 Active 94 DOM
4. 2026-09-19
   days on market $35,000 Active 92 DOM
5. 2026-09-17
   days on market $35,000 Active 91 DOM
6. 2026-09-17
   days on market $35,000 Active 90 DOM
7. 2026-09-16
   days on market $35,000 Active 89 DOM
8. 2026-09-14
   days on market $35,000 Active 88 DOM
9. 2026-09-13
   days on market $35,000 Active 87 DOM
10. 2026-09-12
    days on market $35,000 Active 86 DOM
11. 2026-09-11
    days on market $35,000 Active 85 DOM
12. 2026-09-05
    days on market $35,000 Active 79 DOM
13. 2026-09-04
    days on market $35,000 Active 78 DOM
14. 2026-09-03
    days on market $35,000 Active 77 DOM
15. 2026-09-02
    days on market $35,000 Active 76 DOM
16. 2026-08-29
    days on market $35,000 Active 72 DOM
17. 2026-08-28
    days on market $35,000 Active 71 DOM
18. 2026-08-27
    days on market $35,000 Active 70 DOM
19. 2026-08-26
    days on market $35,000 Active 69 DOM
20. 2026-08-25
    days on market $35,000 Active 68 DOM
21. 2026-08-24
    days on market $35,000 Active 67 DOM
22. 2026-08-23
    days on market $35,000 Active 66 DOM
23. 2026-08-22
    days on market $35,000 Active 65 DOM
24. 2026-08-21
    days on market $35,000 Active 64 DOM
25. 2026-08-20
    days on market $35,000 Active 63 DOM
26. 2026-08-19
    days on market $35,000 Active 62 DOM
27. 2026-08-18
    days on market $35,000 Active 61 DOM
28. 2026-08-17
    days on market $35,000 Active 60 DOM
29. 2026-08-16
    days on market $35,000 Active 59 DOM
30. 2026-08-15
    days on market $35,000 Active 58 DOM
31. 2026-08-13
    days on market $35,000 Active 56 DOM
32. 2026-08-12
    days on market $35,000 Active 55 DOM
33. 2026-08-11
    days on market $35,000 Active 54 DOM
34. 2026-08-10
    days on market $35,000 Active 53 DOM
35. 2026-08-09
    days on market $35,000 Active 52 DOM
36. 2026-08-08
    days on market $35,000 Active 51 DOM
37. 2026-08-07
    days on market $35,000 Active 50 DOM
38. 2026-08-06
    days on market $35,000 Active 49 DOM
39. 2026-08-05
    days on market $35,000 Active 48 DOM
40. 2026-08-04
    days on market $35,000 Active 47 DOM
41. 2026-08-03
    days on market $35,000 Active 46 DOM
42. 2026-07-31
    days on market $35,000 Active 43 DOM
43. 2026-07-29
    days on market $35,000 Active 41 DOM
44. 2026-07-27
    days on market $35,000 Active 39 DOM
45. 2026-07-25
    days on market $35,000 Active 37 DOM
46. 2026-07-24
    days on market $35,000 Active 36 DOM
47. 2026-07-23
    days on market $35,000 Active 35 DOM
48. 2026-07-22
    days on market $35,000 Active 34 DOM
49. 2026-07-21
    days on market $35,000 Active 33 DOM
50. 2026-07-20
    days on market $35,000 Active 32 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $14,451
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$5,700
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$1,018
• Taxable income: $2,935
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $2,285/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,675–$48,015 screening

This 2-bedroom, 1-bath home requires moderate renovations, including painting, landscaping, and siding repairs, to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling paint on exterior
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard can increase both resale and rental 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

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable availableHigh-speed internet availablePublic water connectedSewer connected
• Home design: Single-storyResale property
• Construction: Wood sidingBlock foundationExisting construction
• Exterior features: Gravel drivewayOpen porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (includes living and laundry areas)
• Flooring: HardwoodVaried flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining roomEat-in kitchenSeparate/formal living roomFull basement
• Laundry & utility: Laundry located in basementElectric water heater

Price history

+84.2% since first listed

10 events — show timeline

• 2026-07-14 Price Changed $35,000 CNYIS
• 2026-06-18 Listed $37,000 CNYIS
• 2020-11-25 Sold (MLS) $57,500 CNYIS
• 2020-11-02 Sold (Public Records) $57,500 Public Records
• 2020-10-26 Sold (MLS) $57,500 SLCMLS
• 2020-08-31 Listed $57,500 SLCMLS
• 2020-08-31 Listed $57,500 CNYIS
• 2018-12-07 Listing Removed — CNYIS
• 2018-06-07 Listed $56,500 CNYIS
• 1999-08-02 Sold (Public Records) $19,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,832 · +2.9% YoY. Source: county tax records.