1013 Greene St · Ogdensburg, NY 13669

$75,000

2 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 43 Days on market

Built 1900 3,920 sqft lot $59/sqft · 35% above area Est $55k · 35% over

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Why this score? — see what drove the C+ 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 +26.4/30.0
• 1% rule +9.3/10.0
• DSCR +9.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Here's a cute 2 bedroom, 1 bath home that's had many updates over the past 7 years. The entire downstairs of the home has seen a total renovation from being gutted to the studs and redone brand new. The electrical has totally rewired and there's a new panel box. The furnace is a high efficiency as well as the hot water heater. The kitchen is pretty spacious with an eat-in dining area, and has beautiful Amish made cabinetry. The living room is quite large and has recessed lighting. The laundry room is also on the first floor and has a large closet, The full bath has been nicely done and is located off the laundry room. Upstairs are two good sized bedrooms and a large storage area. There is a long enclosed porch on the driveway side of the house that's a nice place to sit out and enjoy the summer nights. On the back of the house there's a covered patio that leads to the fenced back yard with enough room for children to play and your pets to run. The driveway is paved and there is a large carport at the back of the drive way with plenty of room for your vehicle. This is great to keep the snow off your car in the winter too.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Paved parking; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2-story
• Construction: Metal roof
• Exterior features: Covered porch; Wood fencing; Level lot; Publicly maintained road frontage

Interior

• Kitchen: Refrigerator; Electric cooktop
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Insulated windows
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 ($519 loan paydown + $800 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.43% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

• ARV (median comp): $55,386
• List price: $75,000
• Delta: 35.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Ford St	0.09mi	2/1.0	1,211 (-6%)	2mo	$46,500	$38	85
933 Greene St	0.07mi	3/1.0 (+1)	1,183 (-8%)	2mo	$48,000	$41	77
310 Seymour St	0.21mi	3/1.5 (+1)	1,320 (+3%)	2mo	$22,000	$17	76
316 Rosseel St	0.32mi	2/1.5	1,253 (-2%)	4mo	$115,000	$92	76
130 Paterson St	0.26mi	3/1.0 (+1)	1,230 (-4%)	4mo	$15,500	$13	73
1013 Lafayette St	0.35mi	3/1.5 (+1)	1,272 (-1%)	7mo	$170,000	$134	70
624 Morris St	0.37mi	3/1.5 (+1)	1,300 (+1%)	6mo	$42,000	$32	68
310 Park St	0.12mi	3/1.0 (+1)	1,135 (-12%)	5mo	$50,000	$44	66
816 Washington St	0.27mi	3/2.0 (+1)	1,188 (-7%)	3mo	$95,000	$80	64
906 Franklin St	0.62mi	3/1.0 (+1)	1,328 (+4%)	4mo	$47,000	$35	57
123 Franklin St	0.51mi	3/2.0 (+1)	1,381 (+8%)	4mo	$119,000	$86	51
2114 Greene St	0.68mi	3/1.0 (+1)	1,391 (+8%)	0mo	$50,000	$36	49

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: 13.2%
• Equity multiple: 1.68×
• Total profit: $14,180
• Equity at exit: $25,866

10-year hold

• IRR: 16.8%
• Equity multiple: 3.05×
• Total profit: $43,148
• Equity at exit: $34,578

Cash invested: $21,000 (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 →

ZIP-level market 13669

• Home prices YoY: 0.4%
• Active inventory: 127
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$230 /mo · $2,755/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $195

Break-even live

Break-even rent $828

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 43 DOM
2. 2026-06-17
   days on market $75,000 Active 42 DOM
3. 2026-06-16
   days on market $75,000 Active 41 DOM
4. 2026-06-15
   days on market $75,000 Active 40 DOM
5. 2026-06-13
   days on market $75,000 Active 38 DOM
6. 2026-06-12
   days on market $75,000 Active 37 DOM
7. 2026-06-09
   days on market $75,000 Active 34 DOM
8. 2026-06-08
   days on market $75,000 Active 33 DOM
9. 2026-06-07
   days on market $75,000 Active 32 DOM
10. 2026-06-07
    days on market $75,000 Active 31 DOM
11. 2026-06-04
    days on market $75,000 Active 28 DOM
12. 2026-06-02
    days on market $75,000 Active 27 DOM
13. 2026-06-01
    days on market $75,000 Active 26 DOM
14. 2026-05-31
    days on market $75,000 Active 25 DOM
15. 2026-05-04
    listed $75,000 Active 674-char remark
16. 2016-11-14
    soldstatus $39,900 1138-char remark

    Show marketing remark (1138 chars)

    Here's a cute 2 bedroom, 1 bath home that's had many updates over the past 7 years. The entire downstairs of the home has seen a total renovation from being gutted to the studs and redone brand new. The electrical has totally rewired and there's a new panel box. The furnace is a high efficiency as well as the hot water heater. The kitchen is pretty spacious with an eat-in dining area, and has beautiful Amish made cabinetry. The living room is quite large and has recessed lighting. The laundry room is also on the first floor and has a large closet, The full bath has been nicely done and is located off the laundry room. Upstairs are two good sized bedrooms and a large storage area. There is a long enclosed porch on the driveway side of the house that's a nice place to sit out and enjoy the summer nights. On the back of the house there's a covered patio that leads to the fenced back yard with enough room for children to play and your pets to run. The driveway is paved and there is a large carport at the back of the drive way with plenty of room for your vehicle. This is great to keep the snow off your car in the winter too.

17. 2016-09-09
    listed $39,900 1138-char remark

    Show marketing remark (1138 chars)

    Here's a cute 2 bedroom, 1 bath home that's had many updates over the past 7 years. The entire downstairs of the home has seen a total renovation from being gutted to the studs and redone brand new. The electrical has totally rewired and there's a new panel box. The furnace is a high efficiency as well as the hot water heater. The kitchen is pretty spacious with an eat-in dining area, and has beautiful Amish made cabinetry. The living room is quite large and has recessed lighting. The laundry room is also on the first floor and has a large closet, The full bath has been nicely done and is located off the laundry room. Upstairs are two good sized bedrooms and a large storage area. There is a long enclosed porch on the driveway side of the house that's a nice place to sit out and enjoy the summer nights. On the back of the house there's a covered patio that leads to the fenced back yard with enough room for children to play and your pets to run. The driveway is paved and there is a large carport at the back of the drive way with plenty of room for your vehicle. This is great to keep the snow off your car in the winter too.

18. 2009-01-29
    soldstatus $26,600
19. 2004-06-30
    soldstatus $18,000

ⓘ 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: $2,755 · $230/mo
• Projected year-2 tax: $2,755 · $230/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: $12,901
• − Mortgage interest: −$4,201
• − Property taxes: −$2,755
• − Insurance: −$375
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,182
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,024/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

+316.7% since first listed

5 events — show timeline

• 2026-05-04 Listed $75,000 SLCMLS
• 2016-11-14 Sold (MLS) $39,900 SLCMLS
• 2016-09-09 Listed $39,900 SLCMLS
• 2009-01-29 Sold (Public Records) $26,600 Public Records
• 2004-06-30 Sold (Public Records) $18,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,755 · -0.3% YoY. Source: county tax records.