10 N Main St · West Carthage, NY 13619

$249,900

4 bd · 2.0 ba · 1,911 sqft · MultiFamily public records · 23 Days on market

Built 1896 6,550 sqft lot Est $189k · 32% over

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Why this score? — see what drove the D 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 +14.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

Key facts

• Updated duplex
• Newer roof
• Storage shed

Tags

• UPDATED DUPLEX
• EXTENSIVELY RENOVATED
• NEWER ROOF
• NICE BACKYARD
• STORAGE SHED
• PARKING AVAILABLE

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters for each unit
• Financial info: Owner pays water; Rent includes water; Operating expenses may include maintenance, professional management, and water/sewer

Exterior

• Parking: 2-car garage; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Resale condition; Cedar construction
• Construction: Cedar exterior
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Forced air; Hot water
• Interior features: Full basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $47 ($564/yr) — positive. Per door: $24/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.8% below list).
• Recommended offer: $223k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in West Carthage — 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 61/100 on livability (#912 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing B+; Watch: employment D+, health & safety D, schools 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; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $176k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,000 (10.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1896 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $189,189
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Champion St	0.30mi	4/2.0	1,674 (-12%)	20mo	$165,000	$99	48

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $139,123
• Equity at exit: $225,130

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $407,391
• Equity at exit: $485,501

Cash invested: $69,972 (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: 18.7×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$300 /mo · $3,601/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $47

Break-even live

Break-even rent $2,170

Max offer price $249,900

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,230
Total (2 units)			$2,230

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $249,900 Active 23 DOM
2. 2026-06-18
   days on market $249,900 Active 22 DOM
3. 2026-06-17
   days on market $249,900 Active 21 DOM
4. 2026-06-16
   days on market $249,900 Active 20 DOM
5. 2026-06-15
   days on market $249,900 Active 19 DOM
6. 2026-06-14
   days on market $249,900 Active 17 DOM
7. 2026-06-12
   days on market $249,900 Active 16 DOM
8. 2026-06-09
   days on market $249,900 Active 13 DOM
9. 2026-06-08
   days on market $249,900 Active 12 DOM
10. 2026-06-07
    days on market $249,900 Active 11 DOM
11. 2026-06-05
    days on market $249,900 Active 8 DOM
12. 2026-06-03
    days on market $249,900 Active 7 DOM
13. 2026-06-02
    days on market $249,900 Active 6 DOM
14. 2026-06-01
    days on market $249,900 Active 5 DOM
15. 2026-05-31
    days on market $249,900 Active 4 DOM
16. 2026-05-30
    days on market $249,900 Active 3 DOM
17. 2026-05-27
    listed $249,900 Active
18. 2024-11-04
    soldstatus $176,400
19. 2024-10-31
    soldstatus $176,400 Closed 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

20. 2024-07-14
    historical Active Under Contract 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

21. 2024-07-08
    price $179,900 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

22. 2024-06-28
    price $189,900 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

23. 2024-06-18
    price $194,900 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

24. 2024-06-08
    listed $199,000 Active 1172-char remark

    Show marketing remark (1172 chars)

    Check out this updated duplex located in Carthage. The downstairs apartment has 2 bedrooms, but could easily be a 3 bedroom by simply adding a door. The upstairs apartment has two bedrooms. Both units have been completely renovated to include fresh paint, new luxury vinyl tile flooring and new lights and ceiling fans. The entire outside of the duplex has been painted as well. Recently the roof has been stripped and decked with new Owens Corning Lifetime architectural shingles. The downstairs unit heating system has been completely replaced with a new high efficiency natural gas boiler and all new baseboard heaters eliminating the radiators. The upstairs heating system is completely separate and is also a hot water system. This property could be generating over $2,500/month OR you could live in one unit and let the other help pay the mortgage. Nice backyard with a storage shed. This would be a great opportunity to add to or start your portfolio! There is parking on both sides. Ten minutes to Fort Drum Airport gate, close to shopping, restaurants and healthcare. Schedule your appointment today. Please note that all owners are licensed real estate brokers.

25. 2024-05-09
    soldstatus $85,000

ⓘ 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: $3,601 · $300/mo
• Projected year-2 tax: $3,912 · $326/mo
• Expected delta: +$311/yr (+$26/mo · 8.6%)

ⓘ 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 1/10 Low 7 d/yr ≥92°F today · 16 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: $26,760
• − Mortgage interest: −$13,998
• − Property taxes: −$3,601
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$7,270
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $1,438/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 — West Carthage

• Score: 61/100
• State rank: #912
• US rank: #17830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carthage, NY
• County: Jefferson County · 47,417 people
• 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

+194.0% since first listed

9 events — show timeline

• 2026-05-27 Listed $249,900 CNYIS
• 2024-11-04 Sold (Public Records) $176,400 Public Records
• 2024-10-31 Sold (MLS) $176,400 CNYIS
• 2024-07-14 Contingent — CNYIS
• 2024-07-08 Price Changed $179,900 CNYIS
• 2024-06-28 Price Changed $189,900 CNYIS
• 2024-06-18 Price Changed $194,900 CNYIS
• 2024-06-08 Listed $199,000 CNYIS
• 2024-05-09 Sold (Public Records) $85,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,601 · +13.6% YoY. Source: county tax records.