1022-1026 S Water St · Ogdensburg, NY 13669

$89,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 18 Days on market

Built 1895 0.25 ac lot Est $78k · 14% over

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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).

• Cash flow +11.7/30.0
• Appreciation +5.5/10.0
• 1% rule +5.1/10.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks

Enjoy views of the Oswegatchie River from your very own covered front porch! This charming home located on a corner lot offers a peaceful place to call home. The double lot with mature trees and tasteful landscaping offers a harmonious place to kick your feet up and relax. Upon entering the home, you will find a modern kitchen with stainless steel appliances, granite counter tops and an abundance of cabinetry for your storage needs. The main floor laundry and main floor bath have also been tastefully updated. The second floor offers two bedrooms and an additional half bath. That's not all! Outside you will find a fully fenced yard, two stall garage and additional off-street parking. This ho

Key facts

• Covered front porch
• Double lot
• Modern kitchen

Tags

• COVERED FRONT PORCH
• VIEWS OF THE OSWEGATCHIE RIVER
• DOUBLE LOT
• MATURE TREES
• TASTEFUL LANDSCAPING
• MODERN KITCHEN

Property features AI

Finance

• Other: Frontage approximately 147 feet
• Financial info: Annual tax amount listed

Exterior

• Parking: 2-car garage; Paved parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Metal siding; Metal roof
• Exterior features: Fenced yard; Covered patio/porch; Property has a view; Level, corner lot

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Eat-in kitchen; Covered patio/porch
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $-26 ($-317/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (5.2% below list).
• Meets the 1% rule at list price ($900 rent vs $89k).
• Recommended offer: $84k (5.2% below list) — sets the bar for cash-flow.

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+, crime F, amenities 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.
• Zoned schools: John F Kennedy School (math 22% / reading 45%, grade F, #1,632 of 2,108 statewide, top 78%, 462 students, 55% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 134 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 $2k of equity ($615 loan paydown + $950 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,336 (5.2% 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. Built in 1895 — 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. 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: 1.01% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $78,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Ford Ave	0.30mi	2/1.0	952 (-3%)	5mo	$76,000	$80	78
1008 Ford Ave	0.33mi	2/1.0	999 (+2%)	12mo	$89,900	$90	71
1006 Mechanic St	0.06mi	2/1.0	1,116 (+14%)	8mo	$80,000	$72	67
424 Rensselaer Ave	0.63mi	2/1.0	936 (-4%)	7mo	$75,000	$80	58
706 Elizabeth St	0.58mi	3/1.0 (+1)	1,044 (+7%)	2mo	$25,000	$24	55
800 Montgomery St	0.72mi	2/1.0	906 (-7%)	7mo	$115,000	$127	48
215 Main Streer St	0.65mi	2/1.0	1,050 (+7%)	12mo	$45,000	$43	48
212 Ogden St	0.46mi	2/1.0	1,114 (+14%)	17mo	$40,000	$36	42
715 Jersey Ave	0.62mi	2/1.0	837 (-14%)	10mo	$139,000	$166	39
905 Hamilton St	0.63mi	3/1.5 (+1)	1,104 (+13%)	9mo	$130,000	$118	34
501 St Lawrence Ave	0.57mi	3/1.0 (+1)	1,107 (+13%)	21mo	$49,000	$44	29
812 Montgomery St	0.75mi	2/1.0	834 (-15%)	19mo	$99,500	$119	24

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $364
• Equity at exit: $30,695

10-year hold

• IRR: 5.1%
• Equity multiple: 1.63×
• Total profit: $15,587
• Equity at exit: $41,033

Cash invested: $24,920 (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: 134
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-26

Break-even live

Break-even rent $933

Max offer price $84,336

Occupancy floor 98%

Sensitivity live

Price	-10% $24	-5% $-1	+0% $-26	+5% $-52	+10% $-77
Rent	-10% $-97	-5% $-62	+0% $-26	+5% $9	+10% $45
Rate	-1.0pp $18	-0.5pp $-4	base $-26	+0.5pp $-49	+1.0pp $-73

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $89,000 Active 18 DOM
2. 2026-06-21
   days on market $89,000 Active 17 DOM
3. 2026-06-18
   days on market $89,000 Active 15 DOM
4. 2026-06-17
   days on market $89,000 Active 14 DOM
5. 2026-06-16
   days on market $89,000 Active 13 DOM
6. 2026-06-15
   days on market $89,000 Active 12 DOM
7. 2026-06-13
   days on market $89,000 Active 10 DOM
8. 2026-06-12
   days on market $89,000 Active 9 DOM
9. 2026-06-09
   days on market $89,000 Active 6 DOM
10. 2026-06-08
    days on market $89,000 Active 5 DOM
11. 2026-06-07
    days on market $89,000 Active 4 DOM
12. 2026-06-07
    days on market $89,000 Active 3 DOM
13. 2026-06-04
    remarks 699-char remark
14. 2026-06-04
    listed $89,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 ≥93°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: $10,797
• − Mortgage interest: −$4,985
• − Property taxes: −$2,801
• − Insurance: −$445
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,589
• Taxable loss: −$1,751
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $103/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

1 event — show timeline

• 2026-06-03 Listed $89,000 SLCMLS

Property tax history

+126.8%/yr

Latest (2025): $2,801 · -22.0% YoY. Source: county tax records.