6625 State Highway 56 · Potsdam, NY 13676

$66,240

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 303 Days on market

Built 1951 0.90 ac lot $75/sqft · 35% below area Est $101k · 35% under

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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 +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For sale only. This 2 bedroom 1 bathroom ranch property is located just outside the village of Potsdam, but is still in the Highway Development District. The front portion of the lot is cleared and provides a nicely sized yard with parking and a shaded back yard. The back portion of the property is wooded. Inside, the central living room has access to the back yard and is open to the dining area that also doubles as a space for the stacked washer & dryer. The kitchen features wood cabinetry, an electric range, fridge, and sink area that overlooks the side yard. There are two bedrooms and a full bathroom with a tub. This versatile property may be just what you are looking for! From the Town of Potsdam Code: The purpose of the Highway Development District is to provide for a wide variety of residential, commercial and light industrial activities along a major transportation corridor while still preserving the highway function and preventing the intermixture of incompatible uses.

Key facts

• Nicely sized yard
• Shaded back yard
• Open to dining area

Tags

• NICELY SIZED YARD
• SHADED BACK YARD
• WOODED BACK PORTION
• CENTRAL LIVING ROOM
• OPEN TO DINING AREA
• WOOD CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.9% 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.
• Market conditions: 118 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 $7k of equity ($458 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $66k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,291 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1951 — 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 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: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 4.6

CMA / ARV

• ARV (median comp): $101,370
• List price: $66,240
• Delta: -34.66%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 4.16×
• Total profit: $58,601
• Equity at exit: $59,674

10-year hold

• IRR: 35.8%
• Equity multiple: 9.37×
• Total profit: $155,158
• Equity at exit: $128,690

Cash invested: $18,547 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 118
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$347
• Tax from tax record: −$230 /mo · $2,758/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $352

Break-even live

Break-even rent $766

Max offer price $66,240

Occupancy floor 66%

Sensitivity live

Price	-10% $389	-5% $371	+0% $352	+5% $333	+10% $314
Rent	-10% $256	-5% $304	+0% $352	+5% $400	+10% $448
Rate	-1.0pp $385	-0.5pp $369	base $352	+0.5pp $335	+1.0pp $317

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: $16,560
• Closing costs: $1,987
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $66,240 Active 303 DOM
2. 2026-06-18
   days on market $66,240 Active 301 DOM
3. 2026-06-17
   days on market $66,240 Active 300 DOM
4. 2026-06-16
   days on market $66,240 Active 299 DOM
5. 2026-06-15
   days on market $66,240 Active 298 DOM
6. 2026-06-13
   days on market $66,240 Active 296 DOM
7. 2026-06-12
   days on market $66,240 Active 295 DOM
8. 2026-06-09
   days on market $66,240 Active 292 DOM
9. 2026-06-08
   days on market $66,240 Active 291 DOM
10. 2026-06-07
    days on market $66,240 Active 290 DOM
11. 2026-06-07
    days on market $66,240 Active 289 DOM
12. 2026-06-04
    days on market $66,240 Active 286 DOM
13. 2026-06-02
    days on market $66,240 Active 285 DOM
14. 2026-06-01
    days on market $66,240 Active 284 DOM
15. 2026-05-31
    days on market $66,240 Active 283 DOM
16. 2026-04-28
    price $73,600 998-char remark

    Show marketing remark (998 chars)

    For sale only. This 2 bedroom 1 bathroom ranch property is located just outside the village of Potsdam, but is still in the Highway Development District. The front portion of the lot is cleared and provides a nicely sized yard with parking and a shaded back yard. The back portion of the property is wooded. Inside, the central living room has access to the back yard and is open to the dining area that also doubles as a space for the stacked washer & dryer. The kitchen features wood cabinetry, an electric range, fridge, and sink area that overlooks the side yard. There are two bedrooms and a full bathroom with a tub. This versatile property may be just what you are looking for! From the Town of Potsdam Code: The purpose of the Highway Development District is to provide for a wide variety of residential, commercial and light industrial activities along a major transportation corridor while still preserving the highway function and preventing the intermixture of incompatible uses.

17. 2026-02-19
    price $92,000 998-char remark

    Show marketing remark (998 chars)

    For sale only. This 2 bedroom 1 bathroom ranch property is located just outside the village of Potsdam, but is still in the Highway Development District. The front portion of the lot is cleared and provides a nicely sized yard with parking and a shaded back yard. The back portion of the property is wooded. Inside, the central living room has access to the back yard and is open to the dining area that also doubles as a space for the stacked washer & dryer. The kitchen features wood cabinetry, an electric range, fridge, and sink area that overlooks the side yard. There are two bedrooms and a full bathroom with a tub. This versatile property may be just what you are looking for! From the Town of Potsdam Code: The purpose of the Highway Development District is to provide for a wide variety of residential, commercial and light industrial activities along a major transportation corridor while still preserving the highway function and preventing the intermixture of incompatible uses.

18. 2025-08-21
    listed $102,000 Active 998-char remark

    Show marketing remark (998 chars)

    For sale only. This 2 bedroom 1 bathroom ranch property is located just outside the village of Potsdam, but is still in the Highway Development District. The front portion of the lot is cleared and provides a nicely sized yard with parking and a shaded back yard. The back portion of the property is wooded. Inside, the central living room has access to the back yard and is open to the dining area that also doubles as a space for the stacked washer & dryer. The kitchen features wood cabinetry, an electric range, fridge, and sink area that overlooks the side yard. There are two bedrooms and a full bathroom with a tub. This versatile property may be just what you are looking for! From the Town of Potsdam Code: The purpose of the Highway Development District is to provide for a wide variety of residential, commercial and light industrial activities along a major transportation corridor while still preserving the highway function and preventing the intermixture of incompatible uses.

19. 2008-10-30
    soldstatus $33,000
20. 2006-09-08
    soldstatus $48,000
21. 2004-04-23
    soldstatus $54,000

ⓘ 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: $2,758 · $230/mo
• Projected year-2 tax: $2,758 · $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 ≥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: $14,533
• − Mortgage interest: −$3,710
• − Property taxes: −$2,758
• − Insurance: −$331
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,927
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,388/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: 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

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
• City population: 2,123
• Population (ZIP): 13,408

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 (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%

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

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

+36.3% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $73,600 SLCMLS
• 2026-02-19 Price Changed $92,000 SLCMLS
• 2025-08-21 Listed $102,000 SLCMLS
• 2008-10-30 Sold (Public Records) $33,000 Public Records
• 2006-09-08 Sold (Public Records) $48,000 Public Records
• 2004-04-23 Sold (Public Records) $54,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,758 · +13.4% YoY. Source: county tax records.