316 N Clinton St · Carthage, NY 13619

$189,900

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 33 Days on market

Built 1910 0.25 ac lot Est $138k · 37% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

Key facts

• Centrally located
• Nice sized backyard
• 0.25 acre lot

Tags

• UPSTAIRS LAUNDRY ROOM
• NEW PORCH AND DECKING
• NICE SIZED BACKYARD
• SMALL GARAGE STORAGE SPACE
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: 1-car garage; Underground parking with electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Resale property
• Construction: Metal roof; Vinyl siding; PEX plumbing; Block foundation; Existing (year built details)
• Exterior features: Deck; Gravel driveway; Rectangular residential lot; City street frontage; Walk-out partial basement

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Hot water heating; Radiator heat
• Interior features: Separate/formal living room; Country-style kitchen; Combined living/dining area; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (28.7% below list).
• Recommended offer: $135k (28.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#506 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B; Watch: schools C-, employment D+, amenities F.
• Carthage Central School District (rural): math 30% / reading 46% proficiency, ranked #539 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 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 $20k of equity ($1k loan paydown + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $190k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,424 (28.7% 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 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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. 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?
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: 0.71% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 N Clinton St	0.00mi	4/1.0 (+1)	1,152 (0%)	7mo	$56,000	$49	87
622 Fulton St	0.06mi	3/2.0	1,244 (+8%)	1mo	$190,000	$153	81
313 S Washington St	0.41mi	3/1.0	1,188 (+3%)	10mo	$175,000	$147	66
664 W End Ave	0.43mi	3/1.0	1,200 (+4%)	11mo	$27,000	$23	62
642 W End Ave	0.39mi	3/1.0	1,240 (+8%)	11mo	$55,000	$44	58
140 N Clinton St	0.11mi	3/1.0	1,296 (+12%)	20mo	$155,000	$120	56
994 Alexandria St	0.43mi	3/2.0	1,215 (+6%)	18mo	$67,000	$55	54
713 Parham St	0.34mi	2/2.0 (-1)	1,037 (-10%)	9mo	$162,000	$156	53
—	0.52mi	2/1.5 (-1)	985 (-14%)	9mo	$128,000	$130	40
444 S Clinton St	0.63mi	2/1.5 (-1)	988 (-14%)	8mo	$170,600	$173	35
22270 Boyd Rd	0.69mi	4/1.0 (+1)	1,315 (+14%)	18mo	$89,994	$68	22

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $86,696
• Equity at exit: $171,077

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $268,552
• Equity at exit: $368,934

Cash invested: $53,172 (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 13619

• Home prices YoY: 26.0%
• Active inventory: 77
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-263

Break-even live

Break-even rent $1,687

Max offer price $143,408

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-209	+0% $-263	+5% $-317	+10% $-371
Rent	-10% $-370	-5% $-317	+0% $-263	+5% $-210	+10% $-156
Rate	-1.0pp $-168	-0.5pp $-215	base $-263	+0.5pp $-312	+1.0pp $-362

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Alexandria St Unit 719 Carthage, NY	3.0	1.0	1100	$995	$0.90	44d	1	0.20mi

Listing history 36 events

1. 2026-06-19
   days on market $189,900 Active 33 DOM
2. 2026-06-18
   days on market $189,900 Active 32 DOM
3. 2026-06-17
   days on market $189,900 Active 31 DOM
4. 2026-06-16
   days on market $189,900 Active 30 DOM
5. 2026-06-15
   days on market $189,900 Active 29 DOM
6. 2026-06-14
   days on market $189,900 Active 27 DOM
7. 2026-06-12
   pricedays on market $189,900 Active 26 DOM
8. 2026-06-09
   days on market $199,900 Active 23 DOM
9. 2026-06-08
   days on market $199,900 Active 22 DOM
10. 2026-06-07
    days on market $199,900 Active 21 DOM
11. 2026-06-05
    days on market $199,900 Active 18 DOM
12. 2026-06-03
    days on market $199,900 Active 17 DOM
13. 2026-06-02
    days on market $199,900 Active 16 DOM
14. 2026-06-01
    days on market $199,900 Active 15 DOM
15. 2026-05-31
    days on market $199,900 Active 14 DOM
16. 2026-05-30
    days on market $199,900 Active 13 DOM
17. 2026-05-17
    listed $199,900 Active
18. 2026-01-09
    soldstatus $55,000
19. 2025-11-12
    soldstatus $56,000 Closed 561-char remark

    Show marketing remark (561 chars)

    This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

20. 2025-10-27
    status Pending 561-char remark

    Show marketing remark (561 chars)

    This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

21. 2025-10-02
    price $65,000 561-char remark

    Show marketing remark (561 chars)

    This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

22. 2025-09-05
    price $72,500 561-char remark

    Show marketing remark (561 chars)

    This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

23. 2025-08-30
    listed $75,000 Active 561-char remark

    Show marketing remark (561 chars)

    This quaint 4-bedroom, 1-bath residence nestled in the heart of Carthage beckons to those seeking a canvas for their dreams. With a spacious yard offering endless possibilities, this home whispers tales of potential and transformation. Embrace the opportunity to create your own haven within these walls that hold promises of memories yet to be made. A diamond in the rough waiting for its shining moment – could it be yours? Nonprofit buyers, and government institutions only for the first 30 days. Investor offers will be reviewed starting 30 Sep 25.

24. 2017-02-28
    historical
25. 2016-03-03
    listed $111,900
26. 2016-02-19
    historical
27. 2015-08-09
    listed $113,000
28. 2011-01-20
    soldstatus $116,000
29. 2011-01-06
    soldstatus $116,000
30. 2010-01-19
    listed $116,000
31. 2008-01-31
    soldstatus $105,000
32. 2007-11-27
    listed $113,000
33. 2007-05-17
    soldstatus $89,150
34. 2007-05-16
    soldstatus $89,100
35. 2007-03-22
    listed $89,900
36. 2002-08-21
    soldstatus $24,000

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,153 · $263/mo
• Expected delta: +$56/yr (+$5/mo · 1.8%)

ⓘ 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 1/10 Low 7 d/yr ≥92°F today · 17 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: $16,251
• − Mortgage interest: −$10,637
• − Property taxes: −$3,097
• − Insurance: −$950
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$5,524
• Taxable loss: −$6,557
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $-1,584/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: Carthage Central School District
• NCES district ID: 3606630
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $48,450
• Composite: 32.63/100
• National rank: #5668
• State rank: #539 of 590 in NY

Livability — Carthage

• Score: 69/100
• State rank: #506
• US rank: #8895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, NY
• County: Jefferson County · 47,417 people
• City population: 10,578
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 10,578
• Household income: $63,120
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 379.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 9% Romanian 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▲ 84.02%
• Current HPI: 406.9439
• Rent YoY: —
• 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

+732.9% since first listed

20 events — show timeline

• 2026-05-17 Listed $199,900 CNYIS
• 2026-01-09 Sold (Public Records) $55,000 Public Records
• 2025-11-12 Sold (MLS) $56,000 CNYIS
• 2025-10-27 Pending — CNYIS
• 2025-10-02 Price Changed $65,000 CNYIS
• 2025-09-05 Price Changed $72,500 CNYIS
• 2025-08-30 Listed $75,000 CNYIS
• 2017-02-28 Listing Removed — CNYIS
• 2016-03-03 Listed $111,900 CNYIS
• 2016-02-19 Listing Removed — CNYIS
• 2015-08-09 Listed $113,000 CNYIS
• 2011-01-20 Sold (Public Records) $116,000 Public Records
• 2011-01-06 Sold (MLS) $116,000 CNYIS
• 2010-01-19 Listed $116,000 CNYIS
• 2008-01-31 Sold (MLS) $105,000 CNYIS
• 2007-11-27 Listed $113,000 CNYIS
• 2007-05-17 Sold (Public Records) $89,150 Public Records
• 2007-05-16 Sold (MLS) $89,100 CNYIS
• 2007-03-22 Listed $89,900 CNYIS
• 2002-08-21 Sold (Public Records) $24,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $3,097 · +1.9% YoY. Source: county tax records.