25 Gleason St · Gouverneur, NY 13642

$99,000

3 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 321 Days on market

Built 1880 6,050 sqft lot $72/sqft · 30% below area Est $142k · 30% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Located in the Village of Gouverneur this home is in close proximity to schools and stores. The main floor of this home features an eat-in kitchen as well as a separate dining area open to the living room, and a bathroom with laundry area. Upstairs 3 bedrooms and a half bath complete the space. This home has plenty of space for a family or would also be a great investment property. The home is being sold "as is". Call a realtor today for a showing.

Key facts

• Living room
• Eat-in kitchen
• Separate dining area

Tags

• EAT-IN KITCHEN
• SEPARATE DINING AREA
• LIVING ROOM
• BATHROOM WITH LAUNDRY AREA
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO STORES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

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: schools D+, amenities F, commute 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.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.13% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $142,192
• List price: $99,000
• Delta: -30.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Caroline St	0.14mi	4/2.0 (+1)	1,328 (-3%)	12mo	$82,000	$62	70
56 Valley Dr	0.17mi	2/1.0 (-1)	1,350 (-1%)	24mo	$139,500	$103	65
24 Dorwin St	0.48mi	3/1.0	1,430 (+5%)	7mo	$79,900	$56	64
90 Cambray St	0.52mi	3/1.0	1,468 (+8%)	1mo	$200,000	$136	62
285 Clinton St	0.68mi	3/1.0	1,449 (+6%)	3mo	$190,000	$131	56
85 Depot St	0.44mi	3/1.5	1,386 (+2%)	23mo	$21,500	$16	56
68 W Barney St	0.58mi	3/2.0	1,310 (-4%)	15mo	$68,000	$52	50
20-22 Averell St	0.62mi	2/1.5 (-1)	1,176 (-14%)	1mo	$100,000	$85	40
133 Main St Hailesboro Rd	0.73mi	2/1.0 (-1)	1,205 (-12%)	5mo	$28,500	$24	37

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: 19.7%
• Equity multiple: 2.33×
• Total profit: $36,888
• Equity at exit: $63,813

10-year hold

• IRR: 19.0%
• Equity multiple: 4.72×
• Total profit: $102,990
• Equity at exit: $117,107

Cash invested: $27,720 (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 13642

• Home prices YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $106

Break-even live

Break-even rent $980

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $162	-5% $134	+0% $106	+5% $78	+10% $50
Rent	-10% $18	-5% $62	+0% $106	+5% $150	+10% $194
Rate	-1.0pp $156	-0.5pp $131	base $106	+0.5pp $80	+1.0pp $54

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Sleepy Hollow Rd Gouverneur, NY	3.0	2.0	1499	$1,114	$0.74	44d	3	0.69mi

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 321 DOM
2. 2026-06-18
   days on market $99,000 Active 319 DOM
3. 2026-06-17
   days on market $99,000 Active 318 DOM
4. 2026-06-16
   days on market $99,000 Active 317 DOM
5. 2026-06-15
   days on market $99,000 Active 316 DOM
6. 2026-06-13
   days on market $99,000 Active 314 DOM
7. 2026-06-12
   days on market $99,000 Active 313 DOM
8. 2026-06-09
   days on market $99,000 Active 310 DOM
9. 2026-06-08
   days on market $99,000 Active 309 DOM
10. 2026-06-07
    days on market $99,000 Active 308 DOM
11. 2026-06-07
    days on market $99,000 Active 307 DOM
12. 2026-06-04
    days on market $99,000 Active 304 DOM
13. 2026-06-02
    days on market $99,000 Active 303 DOM
14. 2026-06-01
    days on market $99,000 Active 302 DOM
15. 2026-05-31
    days on market $99,000 Active 301 DOM
16. 2026-02-05
    status Active 462-char remark

    Show marketing remark (462 chars)

    Located in the Village of Gouverneur this home is in close proximity to schools and stores. The main floor of this home features an eat-in kitchen as well as a separate dining area open to the living room, and a bathroom with laundry area. Upstairs 3 bedrooms and a half bath complete the space. This home has plenty of space for a family or would also be a great investment property. The home is being sold "as is". Call a realtor today for a showing.

17. 2026-02-05
    price $99,000 462-char remark

    Show marketing remark (462 chars)

    Located in the Village of Gouverneur this home is in close proximity to schools and stores. The main floor of this home features an eat-in kitchen as well as a separate dining area open to the living room, and a bathroom with laundry area. Upstairs 3 bedrooms and a half bath complete the space. This home has plenty of space for a family or would also be a great investment property. The home is being sold "as is". Call a realtor today for a showing.

18. 2025-07-17
    listed $110,000 Active 462-char remark

    Show marketing remark (462 chars)

    Located in the Village of Gouverneur this home is in close proximity to schools and stores. The main floor of this home features an eat-in kitchen as well as a separate dining area open to the living room, and a bathroom with laundry area. Upstairs 3 bedrooms and a half bath complete the space. This home has plenty of space for a family or would also be a great investment property. The home is being sold "as is". Call a realtor today for a showing.

19. 2019-01-23
    soldstatus $50,000
20. 2001-07-30
    soldstatus $49,000

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,368
• − Mortgage interest: −$5,546
• − Property taxes: −$1,897
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,880
• Taxable loss: −$255
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,333/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: 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

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
• Population (ZIP): 9,018

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%

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%

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

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

+102.0% since first listed

5 events — show timeline

• 2026-02-05 Relisted — SLCMLS
• 2026-02-05 Price Changed $99,000 SLCMLS
• 2025-07-17 Listed $110,000 SLCMLS
• 2019-01-23 Sold (Public Records) $50,000 Public Records
• 2001-07-30 Sold (Public Records) $49,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,897 · +1.7% YoY. Source: county tax records.