86 Main St · Potsdam, NY 13676

$175,000

7 bd · 3.0 ba · 1,872 sqft · MultiFamily public records · 700 Days on market

Built 1882 Good condition 10,428 sqft lot $93/sqft · 18% below area Est $214k · 18% under ↓ 7% since listing

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Why this score? — see what drove the A+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Very well-maintained 5 BR 1.5 bath plus studio apartment with separate entrance has been a proven income-producer in a residential neighborhood! Continue its use as a student rental or live in one of the units and rent out the other. Spacious rooms, bay window, curved staircase, updated kitchen, first-floor bedroom and bath, laundry, plus plentiful parking. Originally built in 1882, updates have given it an effective date of 1960. As a rental, tenants pay all utilities. Walking distance to Clarkson, SUNY, co-op and downtown. The main house now has tenants through 5/31/2027.

Key facts

• First-floor bedroom
• Curved staircase
• Bay window

Tags

• BAY WINDOW
• CURVED STAIRCASE
• UPDATED KITCHEN
• FIRST-FLOOR BEDROOM
• PLENTIFUL PARKING
• ORIGINALLY BUILT IN 1882

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.6% in Potsdam — 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 75/100 on livability (#249 in NY, #3,908 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Potsdam Central School District (town): math 53% / reading 66% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lawrence Avenue Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 551 students, 39% FRL); A A Kingston Middle School (math 27% / reading 54%, grade F, #409 of 729 statewide, top 56%, 368 students, 40% FRL); Potsdam Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 372 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 147 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).
• At $3,087/mo this rent would consume 65% of the median local household income ($57k/yr) (locally 25% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, 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 700 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 700 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 1882 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.76% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 4.7

CMA / ARV

• ARV (median comp): $214,320
• List price: $175,000
• Delta: -18.35%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Bay St	0.15mi	6/1.5 (-1)	2,400 (+28%)	4mo	$120,000	$50	54
12 State St	0.13mi	5/2.0 (-2)	1,707 (-9%)	31mo	$130,000	$76	45
4 State St	0.15mi	5/2.0 (-2)	1,620 (-14%)	14mo	$152,000	$94	45
25 Pierrepont Ave	0.28mi	5/2.0 (-2)	2,000 (+7%)	23mo	$163,000	$82	42
427 State Highway 11b	1.99mi	6/— (-1)	2,350 (+26%)	0mo	$115,000	$49	35
9 Washington St	0.75mi	5/2.0 (-2)	1,776 (-5%)	12mo	$165,000	$93	33
12 A & B Willow St	0.65mi	6/2.0 (-1)	2,288 (+22%)	17mo	$173,900	$76	21
5 1/2 Pine St	0.93mi	5/2.0 (-2)	2,208 (+18%)	6mo	$155,000	$70	21
16 Bay St	0.39mi	5/1.5 (-2)	2,228 (+19%)	29mo	$229,000	$103	21
20 Walnut St	0.84mi	5/2.5 (-2)	1,680 (-10%)	18mo	$130,380	$78	20
13 Haggerty Rd	1.17mi	5/2.5 (-2)	2,240 (+20%)	11mo	$343,000	$153	19
89 Market St	0.67mi	6/4.5 (-1)	2,358 (+26%)	18mo	$210,000	$89	18

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: 44.0%
• Equity multiple: 4.33×
• Total profit: $163,207
• Equity at exit: $157,654

10-year hold

• IRR: 38.1%
• Equity multiple: 9.73×
• Total profit: $427,636
• Equity at exit: $339,987

Cash invested: $49,000 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $169,000 ($106/sqft)
• Median days on market: 135 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13676

• Home prices YoY: 17.7%
• Active inventory: 147
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $3,087 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$384 /mo · $4,612/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $1,064

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,087
Total (3 units)			$3,087

Break-even live

Break-even rent $1,741

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,163	-5% $1,113	+0% $1,064	+5% $1,014	+10% $965
Rent	-10% $820	-5% $942	+0% $1,064	+5% $1,186	+10% $1,308
Rate	-1.0pp $1,152	-0.5pp $1,108	base $1,064	+0.5pp $1,018	+1.0pp $972

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Carol Ct Potsdam, NY	2.0	1.0	1278	$1,450	$1.13	93d	1	0.63mi
206 Outer Main St Potsdam, NY	3.0	1.0–3.0	—	$1,037	—	93d	1	0.73mi

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 700 DOM
2. 2026-08-07
   days on market $175,000 Active 699 DOM
3. 2026-08-06
   days on market $175,000 Active 698 DOM
4. 2026-08-05
   days on market $175,000 Active 697 DOM
5. 2026-08-04
   days on market $175,000 Active 696 DOM
6. 2026-08-03
   days on market $175,000 Active 695 DOM
7. 2026-07-31
   days on market $175,000 Active 692 DOM
8. 2026-07-30
   days on market $175,000 Active 691 DOM
9. 2026-07-29
   days on market $175,000 Active 690 DOM
10. 2026-07-27
    days on market $175,000 Active 688 DOM
11. 2026-07-25
    days on market $175,000 Active 686 DOM
12. 2026-07-24
    days on market $175,000 Active 685 DOM
13. 2026-07-23
    days on market $175,000 Active 684 DOM
14. 2026-07-22
    days on market $175,000 Active 683 DOM
15. 2026-07-21
    days on market $175,000 Active 682 DOM
16. 2026-07-20
    days on market $175,000 Active 681 DOM
17. 2026-07-18
    days on market $175,000 Active 679 DOM
18. 2026-07-16
    days on market $175,000 Active 677 DOM
19. 2026-07-15
    days on market $175,000 Active 676 DOM
20. 2026-07-14
    days on market $175,000 Active 675 DOM
21. 2026-07-13
    days on market $175,000 Active 674 DOM
22. 2026-07-12
    days on market $175,000 Active 673 DOM
23. 2026-07-12
    days on market $175,000 Active 672 DOM
24. 2026-07-10
    days on market $175,000 Active 671 DOM
25. 2026-07-09
    days on market $175,000 Active 670 DOM
26. 2026-07-07
    days on market $175,000 Active 668 DOM
27. 2026-07-06
    days on market $175,000 Active 667 DOM
28. 2026-07-05
    days on market $175,000 Active 666 DOM
29. 2026-07-05
    days on market $175,000 Active 665 DOM
30. 2026-07-03
    days on market $175,000 Active 664 DOM
31. 2026-07-03
    days on market $175,000 Active 663 DOM
32. 2026-07-01
    days on market $175,000 Active 662 DOM
33. 2026-06-30
    days on market $175,000 Active 661 DOM
34. 2026-06-29
    days on market $175,000 Active 660 DOM
35. 2026-06-28
    days on market $175,000 Active 659 DOM
36. 2026-06-27
    days on market $175,000 Active 658 DOM
37. 2026-06-26
    days on market $175,000 Active 657 DOM
38. 2026-06-22
    days on market $175,000 Active 653 DOM
39. 2026-06-21
    days on market $175,000 Active 652 DOM
40. 2026-06-21
    days on market $175,000 Active 651 DOM
41. 2026-06-18
    days on market $175,000 Active 649 DOM
42. 2026-06-17
    days on market $175,000 Active 648 DOM
43. 2026-06-16
    days on market $175,000 Active 647 DOM
44. 2026-06-15
    days on market $175,000 Active 646 DOM
45. 2026-06-13
    days on market $175,000 Active 644 DOM
46. 2026-06-12
    days on market $175,000 Active 643 DOM
47. 2026-06-09
    days on market $175,000 Active 640 DOM
48. 2026-06-08
    days on market $175,000 Active 639 DOM
49. 2026-06-07
    days on market $175,000 Active 638 DOM
50. 2026-06-07
    days on market $175,000 Active 637 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: $4,612 · $384/mo
• Projected year-2 tax: $4,612 · $384/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,044
• − Mortgage interest: −$9,803
• − Property taxes: −$4,612
• − Insurance: −$875
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$5,091
• Taxable income: $10,736
• Est. tax owed @ 24.0%: −$2,577
• After-tax cash flow: $10,188/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

Good 75/100 Cosmetic rehab Est. rehab $9,360–$28,080 screening

This multi-family home is in good condition with updated interiors and a well-maintained exterior. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves aesthetics and comfort ↑
• Both Install modern lighting fixtures — Enhances curb appeal and interior ambiance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Lawrence Avenue Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle A A Kingston Middle School F NY #409/729 Nat'l #5,872/14,009 High Potsdam Senior High School A+ NY #171/1,100 Nat'l #281/17,239

Schools (NCES district)

• District: Potsdam Central School District
• NCES district ID: 3623670
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 66% ▲ 12.00%
• Median HH income: $44,144
• Composite: 50.05/100
• National rank: #1915
• State rank: #258 of 590 in NY

B Composite livability gradescore 75/100

Livability — Potsdam

• Score: 75/100
• State rank: #249
• US rank: #3908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potsdam, NY
• County: St. Lawrence · 110,027 people
• City population: 2,123
• Population (ZIP): 13,408
• Household income: $56,900
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 25% 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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▲ 48.01%
• Current HPI: 318.7704
• 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

-7.4% since first listed

2 events — show timeline

• 2025-09-18 Price Changed $175,000 SLCMLS
• 2024-09-07 Listed $189,000 SLCMLS

Property tax history

+2.4%/yr

Latest (2025): $4,612 · +5.4% YoY. Source: county tax records.