1 1/2 Chestnut St · Potsdam, NY 13676

$207,000

4 bd · 2.5 ba · 1,869 sqft · SingleFamily · 37 Days on market

Built 1920 8,580 sqft lot $111/sqft · at area comps Est $212k · at est. ↓ 4% since listing

---

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).

• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Cash flow +7.1/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

Key facts

• Covered porch
• Breakfast nook
• Formal dining room

Tags

• COVERED PORCH
• COMPOSITE DECKING
• HARDWOOD FLOORS
• SOLID WOOD STAIRCASE
• FORMAL DINING ROOM
• BREAKFAST NOOK

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Wood siding exterior; Metal roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Total of 11 rooms
• Laundry & utility: Washer/dryer hookups in basement; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (30.4% below list).
• Recommended offer: $144k (30.4% below list) — sets the bar for 1% rule.

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: 117 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,042 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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 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?
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. 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?
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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $211,584
• List price: $207,000
• Delta: -2.17%
• 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
12 Leroy St	0.12mi	3/1.5 (-1)	1,888 (+1%)	7mo	$215,000	$114	78
23 Grant St	0.33mi	4/2.0	1,904 (+2%)	8mo	$196,000	$103	73
18 Cedar St	0.28mi	4/2.0	1,825 (-2%)	11mo	$215,000	$118	72
21 Leroy St	0.15mi	4/2.0	2,061 (+10%)	10mo	$254,000	$123	65
37 Main St	0.27mi	3/1.5 (-1)	2,029 (+9%)	5mo	$201,000	$99	60
109 Market St	0.54mi	3/2.0 (-1)	1,790 (-4%)	2mo	$140,000	$78	60
79 Main St	0.21mi	4/2.0	2,134 (+14%)	7mo	$125,000	$59	58
9 Grant St	0.41mi	4/2.0	1,700 (-9%)	8mo	$127,000	$75	57
124 Main St	0.51mi	3/2.0 (-1)	1,832 (-2%)	11mo	$185,000	$101	57
14 Broad St	0.19mi	3/1.5 (-1)	1,624 (-13%)	7mo	$152,000	$94	54
6 Somerset Rd	0.58mi	3/2.0 (-1)	1,800 (-4%)	10mo	$238,000	$132	51
8 Wellings Dr	0.55mi	4/2.0	1,625 (-13%)	16mo	$168,500	$104	37

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $94,124
• Equity at exit: $186,482

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $291,877
• Equity at exit: $402,155

Cash invested: $57,960 (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: 117
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-293

Break-even live

Break-even rent $1,811

Max offer price $164,661

Occupancy floor —

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $207,000 Active 37 DOM
2. 2026-06-17
   days on market $207,000 Active 36 DOM
3. 2026-06-16
   days on market $207,000 Active 35 DOM
4. 2026-06-15
   days on market $207,000 Active 34 DOM
5. 2026-06-13
   days on market $207,000 Active 32 DOM
6. 2026-06-12
   days on market $207,000 Active 31 DOM
7. 2026-06-09
   days on market $207,000 Active 28 DOM
8. 2026-06-08
   days on market $207,000 Active 27 DOM
9. 2026-06-07
   days on market $207,000 Active 26 DOM
10. 2026-06-07
    days on market $207,000 Active 25 DOM
11. 2026-06-04
    pricedays on market $207,000 Active 22 DOM
12. 2026-06-02
    days on market $214,000 Active 21 DOM
13. 2026-06-01
    days on market $214,000 Active 20 DOM
14. 2026-05-31
    days on market $214,000 Active 19 DOM
15. 2026-05-12
    listed $214,000 Active 2142-char remark
16. 2024-04-25
    soldstatus $190,000 Closed 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

17. 2024-03-13
    status Pending 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

18. 2023-11-04
    status Active 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

19. 2023-10-22
    status Pending 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

20. 2023-06-20
    price $205,000 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

21. 2023-06-02
    listed $216,000 Active 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to 1 1/2 Chestnut Street, a charming three-bedroom, two-and-a-half-bathroom home located on a desirable street in the village of Potsdam. Inside, you'll find the main living areas adorned with original hardwood floors, built-in features, and woodwork, lending a timeless appeal to the home. The spacious living area is complemented by a small den and adjacent dining room. The well-appointed kitchen includes a small breakfast area. A full bath is found on this floor. Upstairs are three bedrooms and a recently renovated full bathroom. Additionally, this home offers a unique feature—an extra room with an ensuite half bathroom and a private stairwell. Outside, the home features a charming front porch and a large backyard. Notable updates to the home include a newer metal roof and windows. Conveniently located in the heart of the village of Potsdam, this home provides easy access to local amenities, including the hospital and schools. Don't miss the opportunity to make this delightful property at 1 1/2 Chestnut Street your own. Schedule a showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,285
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$6,022
• Taxable loss: −$7,238
• Est. tax savings @ 24.0%: +$1,737
• After-tax cash flow: $-1,774/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

-4.2% since first listed

8 events — show timeline

• 2026-06-03 Price Changed $207,000 SLCMLS
• 2026-05-12 Listed $214,000 SLCMLS
• 2024-04-25 Sold (MLS) $190,000 SLCMLS
• 2024-03-13 Pending — SLCMLS
• 2023-11-04 Relisted — SLCMLS
• 2023-10-22 Pending — SLCMLS
• 2023-06-20 Price Changed $205,000 SLCMLS
• 2023-06-02 Listed $216,000 SLCMLS