59 Little York Rd · Gouverneur, NY 13642

$59,000

3 bd · 1.0 ba · 652 sqft · SingleFamily public records · 331 Days on market

Built 1900 Fair condition 8,712 sqft lot $90/sqft · 21% 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

Nice little home right here at an affordable price! Situated in the Town of Fowler with a little stream that flows through the side yard. Some work has been done here with a new forced air furnace, hot water heater and new pex water lines. Roofing was installed over the garage with metal. Come add your finishing touches and make this your home without the big mortgage! Priced to sell!

Key facts

• Metal roofing
• Hot water heater
• Forced air furnace

Tags

• FORCED AIR FURNACE
• HOT WATER HEATER
• PEX WATER LINES
• METAL ROOFING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (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: 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 $4k of equity ($408 loan paydown + $4k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.83% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 4.6

CMA / ARV

• ARV (median comp): $132,216
• List price: $59,000
• Delta: -55.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Fullerville Rd	2.25mi	2/1.0 (-1)	840 (+29%)	25mo	$90,000	$107	15
65 Riverside Dr	1.88mi	2/1.0 (-1)	750 (+15%)	56mo	$143,000	$191	15

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: 37.5%
• Equity multiple: 3.45×
• Total profit: $40,520
• Equity at exit: $38,030

10-year hold

• IRR: 34.7%
• Equity multiple: 7.14×
• Total profit: $101,469
• Equity at exit: $69,791

Cash invested: $16,520 (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: 101
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$166 /mo · $1,986/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $354

Break-even live

Break-even rent $632

Max offer price $59,000

Occupancy floor 62%

Sensitivity live

Price	-10% $387	-5% $370	+0% $354	+5% $337	+10% $320
Rent	-10% $268	-5% $311	+0% $354	+5% $396	+10% $439
Rate	-1.0pp $383	-0.5pp $369	base $354	+0.5pp $338	+1.0pp $323

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $59,000 Active 331 DOM
2. 2026-09-21
   days on market $59,000 Active 329 DOM
3. 2026-09-20
   days on market $59,000 Active 328 DOM
4. 2026-09-19
   days on market $59,000 Active 326 DOM
5. 2026-09-17
   days on market $59,000 Active 325 DOM
6. 2026-09-17
   days on market $59,000 Active 324 DOM
7. 2026-09-16
   days on market $59,000 Active 323 DOM
8. 2026-09-14
   days on market $59,000 Active 322 DOM
9. 2026-09-13
   days on market $59,000 Active 321 DOM
10. 2026-09-12
    days on market $59,000 Active 320 DOM
11. 2026-09-11
    days on market $59,000 Active 319 DOM
12. 2026-09-05
    days on market $59,000 Active 313 DOM
13. 2026-09-04
    days on market $59,000 Active 312 DOM
14. 2026-09-03
    days on market $59,000 Active 311 DOM
15. 2026-09-02
    days on market $59,000 Active 310 DOM
16. 2026-08-29
    days on market $59,000 Active 306 DOM
17. 2026-08-28
    days on market $59,000 Active 305 DOM
18. 2026-08-27
    days on market $59,000 Active 304 DOM
19. 2026-08-26
    days on market $59,000 Active 303 DOM
20. 2026-08-25
    days on market $59,000 Active 302 DOM
21. 2026-08-24
    days on market $59,000 Active 301 DOM
22. 2026-08-23
    days on market $59,000 Active 300 DOM
23. 2026-08-22
    days on market $59,000 Active 299 DOM
24. 2026-08-21
    days on market $59,000 Active 298 DOM
25. 2026-08-20
    days on market $59,000 Active 297 DOM
26. 2026-08-19
    days on market $59,000 Active 296 DOM
27. 2026-08-18
    days on market $59,000 Active 295 DOM
28. 2026-08-17
    days on market $59,000 Active 294 DOM
29. 2026-08-16
    days on market $59,000 Active 293 DOM
30. 2026-08-15
    days on market $59,000 Active 292 DOM
31. 2026-08-13
    days on market $59,000 Active 290 DOM
32. 2026-08-12
    days on market $59,000 Active 289 DOM
33. 2026-08-11
    days on market $59,000 Active 288 DOM
34. 2026-08-10
    days on market $59,000 Active 287 DOM
35. 2026-08-09
    days on market $59,000 Active 286 DOM
36. 2026-08-08
    days on market $59,000 Active 285 DOM
37. 2026-08-07
    days on market $59,000 Active 284 DOM
38. 2026-08-06
    days on market $59,000 Active 283 DOM
39. 2026-08-05
    days on market $59,000 Active 282 DOM
40. 2026-08-04
    days on market $59,000 Active 281 DOM
41. 2026-08-03
    days on market $59,000 Active 280 DOM
42. 2026-07-31
    days on market $59,000 Active 277 DOM
43. 2026-07-29
    days on market $59,000 Active 275 DOM
44. 2026-07-27
    days on market $59,000 Active 273 DOM
45. 2026-07-25
    days on market $59,000 Active 271 DOM
46. 2026-07-24
    days on market $59,000 Active 270 DOM
47. 2026-07-23
    days on market $59,000 Active 269 DOM
48. 2026-07-22
    days on market $59,000 Active 268 DOM
49. 2026-07-21
    days on market $59,000 Active 267 DOM
50. 2026-07-20
    days on market $59,000 Active 266 DOM

ⓘ 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: $1,986 · $166/mo
• Projected year-2 tax: $1,986 · $166/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 6/10 Major FEMA zone X · 74% 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: $12,960
• − Mortgage interest: −$3,305
• − Property taxes: −$1,986
• − Insurance: −$295
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,716
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,384/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $16,300–$29,340 screening

This home requires moderate renovations to improve its condition and increase its value. Key updates include new kitchen backsplash, bathroom vanity, and exterior paint.

Components & finishes AI

Roof metal · good Flooring tile Counters marble Appliances white HVAC central · new lt5

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom vanity — dated and small
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale new kitchen backsplash — enhances kitchen appeal ↑
• Resale new bathroom vanity — modernizes bathroom ↑
• Both new exterior paint — enhances curb appeal and resale 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

• 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

Price history

+268.8% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $59,000 SLCMLS
• 2025-12-11 Price Changed $64,000 SLCMLS
• 2025-10-28 Listed $69,000 SLCMLS
• 2023-11-03 Price Changed $65,000 SLCMLS
• 2023-09-13 Price Changed $67,500 SLCMLS
• 2023-09-06 Relisted — SLCMLS
• 2023-08-22 Delisted — SLCMLS
• 2023-07-07 Price Changed $74,000 SLCMLS
• 2022-06-03 Listed $77,000 SLCMLS
• 2017-10-13 Sold (Public Records) $75,000 Public Records
• 2001-09-28 Sold (Public Records) $22,000 Public Records
• 2000-05-25 Sold (Public Records) $16,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,986 · -1.2% YoY. Source: county tax records.