2 State St · Potsdam, NY 13676

$111,000

4 bd · 1.5 ba · 2,576 sqft · SingleFamily public records · 4 Days on market

Built 1900 Est $211k · 47% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• 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

This large 5-6 bedroom home is currently used for student housing, generating $35-38,000 a year in income. Want a large home instead? Do nothing to turn it back into a single family style home! The kitchen is enormous, and the house has a large double living room as well as a formal dining room area. There is one large bedroom on the first floor. On the second floor there are 4-5 bedrooms- one with a another bedroom as you pass through the first and two full bathrooms. There are three seperate staircases leading to the second floor. This home has many features of a Victorian home- high ceilings, lovely woodwork, wide staircases.

Key facts

• Built 1900
• Listed 4 days

Property features AI

Finance

• Other: Annual tax amount listed but excluded per instructions
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Paved parking; Shared driveway
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2-story
• Construction: Aluminum siding
• Exterior features: Metal roof; Lot dimensions: 58 X

Interior

• Kitchen: Gas cooktop; Dishwasher
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Forced air; Natural gas available
• Interior features: Eat-in kitchen; Entrance foyer; 10 total rooms
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Cap rate 10.2% 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 $12k of equity ($767 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $211,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Hamilton St	0.22mi	4/1.5	2,246 (-13%)	4mo	$150,000	$67	65
86 Elm St	0.37mi	4/2.0	2,584 (+0%)	23mo	$280,000	$108	61
17 Pleasant St	0.49mi	4/2.0	2,490 (-3%)	10mo	$196,000	$79	61
15 State St	0.07mi	3/2.0 (-1)	2,750 (+7%)	22mo	$175,000	$64	60
69 Elm St	0.22mi	4/2.5	2,899 (+12%)	6mo	$238,000	$82	60
5 Grant St	0.34mi	4/2.0	2,936 (+14%)	7mo	$245,000	$83	53
19 Lawrence Ave	0.38mi	5/2.0 (+1)	2,800 (+9%)	12mo	$227,000	$81	50
26 Lawrence Ave	0.44mi	4/2.0	2,356 (-8%)	21mo	$194,000	$82	46
15 Leroy St	0.36mi	5/3.0 (+1)	2,456 (-5%)	23mo	$253,000	$103	45
18 Broad St	0.40mi	3/1.5 (-1)	2,228 (-14%)	12mo	$147,000	$66	44
27 Chestnut St	0.32mi	5/2.5 (+1)	2,844 (+10%)	19mo	$315,000	$111	43
86 Market St	0.61mi	4/2.0	2,205 (-14%)	11mo	$150,520	$68	36

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: 34.6%
• Equity multiple: 3.69×
• Total profit: $83,533
• Equity at exit: $99,998

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $227,901
• Equity at exit: $215,649

Cash invested: $31,080 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $362

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 70%

Sensitivity live

Price	-10% $439	-5% $400	+0% $362	+5% $324	+10% $285
Rent	-10% $249	-5% $306	+0% $362	+5% $418	+10% $475
Rate	-1.0pp $418	-0.5pp $390	base $362	+0.5pp $333	+1.0pp $304

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $111,000 Active 4 DOM
2. 2026-06-18
   days on market $111,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $111,000 Active 1 DOM

ⓘ 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: $17,151
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,229
• Taxable income: $2,740
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,687/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

+1.0% since first listed

3 events — show timeline

• 2026-06-16 Listed $111,000 SLCMLS
• 2021-07-27 Sold (MLS) $100,000 SLCMLS
• 2019-03-27 Listed $109,900 SLCMLS

Property tax history

+4.9%/yr

Latest (2025): $5,698 · -0.8% YoY. Source: county tax records.