500 Kiah St · Ogdensburg, NY 13669

$79,900

3 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 198 Days on market

Built 1875 5,000 sqft lot $50/sqft · at area comps Est $77k · at est. ↓ 18% since listing

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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
• ARV discount +5.8/15.0
• Appreciation +5.5/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom 1 & 1/4 bath, vinyl sided home with many new widows & metal roof on a corner lot. There's a spacious front porch, large rear deck and enclosed side porch/mudroom. You'll notice many original features as you enter the foyer which opens to the spacious double livingroom & large diningroom. The eat-in kitchen has ample cabinetry & appliances are included . The Kit has one door to the side porch/ mudroom & one down to full basement. Upstairs are 3 bedrooms (2 large 1 small) a large bathroom, plus a laundryroom. The walk- up attic is semi finished. Outside the 2 car garage w/ paved driveway certain to be appreciated as winter approaches plus there's a shed for additonal storage. Call today to schedule a showing.

Key facts

• Enclosed side porch
• Original features
• Spacious front porch

Tags

• CORNER LOT
• SPACIOUS FRONT PORCH
• LARGE REAR DECK
• ENCLOSED SIDE PORCH
• ORIGINAL FEATURES
• DOUBLE LIVINGROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.3% in Ogdensburg — 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 66/100 on livability (#624 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Ogdensburg City School District (town): math 34% / reading 46% proficiency, ranked #531 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 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 $1k of equity ($552 loan paydown + $853 appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.55% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 5.4

CMA / ARV

• ARV (median comp): $77,014
• List price: $79,900
• Delta: 3.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1853 Jay St	0.15mi	3/1.5	1,644 (+2%)	12mo	$55,500	$34	77
1701 Ford St	0.17mi	3/2.0	1,524 (-5%)	4mo	$45,000	$30	76
1516 Ford St	0.22mi	3/1.0	1,512 (-6%)	14mo	$79,500	$53	68
410 Park St	0.32mi	4/2.0 (+1)	1,571 (-2%)	10mo	$158,000	$101	64
2114 Greene St	0.28mi	3/1.0	1,391 (-13%)	0mo	$50,000	$36	64
929 Ford St	0.53mi	3/1.0	1,750 (+9%)	3mo	$65,000	$37	58
813 Montgomery St	0.63mi	4/1.0 (+1)	1,622 (+1%)	9mo	$85,475	$53	56
218 Denny St	0.51mi	3/1.5	1,529 (-5%)	14mo	$70,000	$46	55
314 Seymour St	0.26mi	4/2.0 (+1)	1,787 (+11%)	8mo	$55,000	$31	54
937 Jay St	0.48mi	3/1.0	1,451 (-10%)	13mo	$155,000	$107	51
417 Clark St	0.41mi	3/1.5	1,426 (-11%)	14mo	$52,500	$37	49
410 Hasbrouck St	0.45mi	3/1.5	1,365 (-15%)	10mo	$69,900	$51	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.03×
• Total profit: $22,959
• Equity at exit: $27,556

10-year hold

• IRR: 23.1%
• Equity multiple: 3.81×
• Total profit: $62,833
• Equity at exit: $36,837

Cash invested: $22,372 (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 13669

• Home prices YoY: 0.4%
• Active inventory: 127
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $332

Break-even live

Break-even rent $817

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   statusdays on market $79,900 Pending 198 DOM
2. 2026-06-13
   days on market $79,900 Active 197 DOM
3. 2026-06-12
   days on market $79,900 Active 196 DOM
4. 2026-06-09
   days on market $79,900 Active 193 DOM
5. 2026-06-08
   days on market $79,900 Active 192 DOM
6. 2026-06-07
   days on market $79,900 Active 191 DOM
7. 2026-06-07
   days on market $79,900 Active 190 DOM
8. 2026-06-04
   days on market $79,900 Active 187 DOM
9. 2026-06-02
   days on market $79,900 Active 186 DOM
10. 2026-06-01
    days on market $79,900 Active 185 DOM
11. 2026-05-31
    days on market $79,900 Active 184 DOM
12. 2026-04-15
    price $79,900 759-char remark

    Show marketing remark (759 chars)

    Three bedroom 1 & 1/4 bath, vinyl sided home with many new widows & metal roof on a corner lot. There's a spacious front porch, large rear deck and enclosed side porch/mudroom. You'll notice many original features as you enter the foyer which opens to the spacious double livingroom & large diningroom. The eat-in kitchen has ample cabinetry & appliances are included . The Kit has one door to the side porch/ mudroom & one down to full basement. Upstairs are 3 bedrooms (2 large 1 small) a large bathroom, plus a laundryroom. The walk- up attic is semi finished. Outside the 2 car garage w/ paved driveway certain to be appreciated as winter approaches plus there's a shed for additonal storage. Call today to schedule a showing.

13. 2026-03-27
    price $89,000 759-char remark

    Show marketing remark (759 chars)

    Three bedroom 1 & 1/4 bath, vinyl sided home with many new widows & metal roof on a corner lot. There's a spacious front porch, large rear deck and enclosed side porch/mudroom. You'll notice many original features as you enter the foyer which opens to the spacious double livingroom & large diningroom. The eat-in kitchen has ample cabinetry & appliances are included . The Kit has one door to the side porch/ mudroom & one down to full basement. Upstairs are 3 bedrooms (2 large 1 small) a large bathroom, plus a laundryroom. The walk- up attic is semi finished. Outside the 2 car garage w/ paved driveway certain to be appreciated as winter approaches plus there's a shed for additonal storage. Call today to schedule a showing.

14. 2025-11-26
    listed $97,900 Active 759-char remark

    Show marketing remark (759 chars)

    Three bedroom 1 & 1/4 bath, vinyl sided home with many new widows & metal roof on a corner lot. There's a spacious front porch, large rear deck and enclosed side porch/mudroom. You'll notice many original features as you enter the foyer which opens to the spacious double livingroom & large diningroom. The eat-in kitchen has ample cabinetry & appliances are included . The Kit has one door to the side porch/ mudroom & one down to full basement. Upstairs are 3 bedrooms (2 large 1 small) a large bathroom, plus a laundryroom. The walk- up attic is semi finished. Outside the 2 car garage w/ paved driveway certain to be appreciated as winter approaches plus there's a shed for additonal storage. Call today to schedule a showing.

ⓘ 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: $2,319 · $193/mo
• Projected year-2 tax: $2,319 · $193/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,844
• − Mortgage interest: −$4,476
• − Property taxes: −$2,319
• − Insurance: −$400
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,324
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,272/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: Ogdensburg City School District
• NCES district ID: 3621660
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 46% ▲ 6.00%
• Median HH income: $38,253
• Composite: 33.33/100
• National rank: #5497
• State rank: #531 of 590 in NY

Livability — Ogdensburg

• Score: 66/100
• State rank: #624
• US rank: #11365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogdensburg, NY
• Population (ZIP): 15,615

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 (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Polish 6% Slovak 3%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1%

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: ▲ 1.07%
• Current HPI: 264.0261
• 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

-18.4% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $79,900 SLCMLS
• 2026-03-27 Price Changed $89,000 SLCMLS
• 2025-11-26 Listed $97,900 SLCMLS

Property tax history

+1.9%/yr

Latest (2025): $2,319 · +0.7% YoY. Source: county tax records.