6 Broad St · Potsdam, NY 13676

$189,000

6 bd · 2.0 ba · 2,600 sqft · MultiFamily public records · 78 Days on market

Built 1910 Fair condition 8,778 sqft lot $73/sqft · 40% below area Est $312k · 40% 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 +6.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This well maintained two-family home is ideal for investment income, or for a buyer who would like to live in one of the units while collecting rent to assist with the mortgage. Each of the 1,300 sq ft units have 3 large bedrooms and a full bath. The eat-in kitchens, each with refrigerators and stoves are also spacious and provide plenty of storage. One of the units is heated by a newer (3-year old) furnace and the other is scheduled to have a brand new boiler installed before closing. Each floor has separate electric, water and natural gas meters. A clothes dryer and brand new washer, located in the basement, convey with the purchase for all tenants to use. Off-street parking is available for 5 to 6 vehicles. Property is located only 1.3 miles to Clarkson & 1 mile to SUNY Potsdam. Although it is currently leased as a student rental, one unit will be available to occupy by Jan 2019.

Key facts

• Original hardwood
• Remodeled kitchen
• Fully leased duplex

Tags

• FULLY LEASED DUPLEX
• REMODELED KITCHEN
• ORIGINAL HARDWOOD
• FIRE SPRINKLER SYSTEM
• SEPARATE UTILITY METERS
• SUBSTANTIAL OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×5bd/1.5ba units multifamily listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive. Per door: $461/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.6% 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.
• Zoned schools: Lawrence Avenue Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 551 students, 39% FRL); A A Kingston Middle School (math 27% / reading 54%, grade F, #409 of 729 statewide, top 56%, 368 students, 40% FRL); Potsdam Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 372 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 205 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $189k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 4.8

CMA / ARV

• ARV (median comp): $312,476
• List price: $189,000
• Delta: -39.52%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Pleasant St	0.07mi	5/2.5 (-1)	2,419 (-7%)	2mo	$265,000	$110	76
19 Garden St	0.14mi	6/2.0	2,720 (+5%)	19mo	$143,500	$53	70
52 Bay St	0.48mi	6/1.5	2,400 (-8%)	7mo	$120,000	$50	57
19 Lawrence Ave	0.30mi	5/2.0 (-1)	2,800 (+8%)	17mo	$227,000	$81	54
12 A & B Willow St	0.26mi	6/2.0	2,288 (-12%)	20mo	$173,900	$76	51
89 Market St	0.21mi	6/4.5	2,358 (-9%)	21mo	$210,000	$89	47
5 Bradley Dr	0.79mi	5/2.5 (-1)	2,543 (-2%)	16mo	$345,000	$136	41
12 Haggerty Rd	0.93mi	5/2.5 (-1)	2,790 (+7%)	12mo	$245,000	$88	36
5 1/2 Pine St	0.61mi	5/2.0 (-1)	2,208 (-15%)	9mo	$155,000	$70	34
23 Chestnut St	0.38mi	5/3.5 (-1)	3,226 (+24%)	16mo	$275,480	$85	34
8 Circle Dr	0.85mi	5/1.5 (-1)	2,784 (+7%)	19mo	$218,000	$78	30
13 Haggerty Rd	0.95mi	5/2.5 (-1)	2,240 (-14%)	14mo	$343,000	$153	23

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: 39.9%
• Equity multiple: 4.06×
• Total profit: $161,903
• Equity at exit: $170,266

10-year hold

• IRR: 34.5%
• Equity multiple: 9.15×
• Total profit: $431,163
• Equity at exit: $367,185

Cash invested: $52,920 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $189,000 ($71/sqft)
• Median days on market: 282 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +69.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13676

• Home prices YoY: 17.7%
• Active inventory: 205
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,280 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$600 /mo · $7,197/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $922

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$1,620
1× unit	5	1.5	$1,660
Total (2 units)			$3,280

Break-even live

Break-even rent $2,113

Max offer price $189,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,029	-5% $975	+0% $922	+5% $868	+10% $815
Rent	-10% $662	-5% $792	+0% $922	+5% $1,051	+10% $1,181
Rate	-1.0pp $1,017	-0.5pp $970	base $922	+0.5pp $873	+1.0pp $823

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Swan St Potsdam, NY	2.0–3.0	1.5	1680	$1,650	$0.98	0d	1	0.49mi
118 Leroy St Potsdam, NY	1.0–3.0	1.0–1.5	1100	$1,575	$1.43	0d	1	0.80mi
206 Outer Main St Potsdam, NY	3.0	1.0–3.0	—	$1,519	—	37d	1	1.17mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Duplex residential income property3 stories
• Construction: Wood siding
• Exterior features: Metal roof

Interior

• Kitchen: Electric cooktopDishwasherMicrowaveRefrigerator
• Flooring: LaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingForced airNatural gasRadiant heat
• Interior features: DishwasherMicrowaveRefrigeratorElectric cooktopDryerLaminate flooringVinyl flooringBasement
• Laundry & utility: Laundry roomWasher/dryer hookups in basement (dryer listed)

Listing history 50 events

1. 2026-11-08
   days on market $189,000 Active 78 DOM
2. 2026-11-07
   days on market $189,000 Active 77 DOM
3. 2026-11-06
   days on market $189,000 Active 76 DOM
4. 2026-11-05
   days on market $189,000 Active 75 DOM
5. 2026-11-04
   days on market $189,000 Active 74 DOM
6. 2026-11-02
   days on market $189,000 Active 72 DOM
7. 2026-11-01
   days on market $189,000 Active 71 DOM
8. 2026-10-31
   days on market $189,000 Active 70 DOM
9. 2026-10-31
   days on market $189,000 Active 69 DOM
10. 2026-10-29
    days on market $189,000 Active 68 DOM
11. 2026-10-28
    days on market $189,000 Active 67 DOM
12. 2026-10-27
    days on market $189,000 Active 66 DOM
13. 2026-10-26
    days on market $189,000 Active 65 DOM
14. 2026-10-25
    days on market $189,000 Active 64 DOM
15. 2026-10-24
    days on market $189,000 Active 63 DOM
16. 2026-10-23
    days on market $189,000 Active 62 DOM
17. 2026-10-22
    days on market $189,000 Active 61 DOM
18. 2026-10-21
    days on market $189,000 Active 60 DOM
19. 2026-10-20
    days on market $189,000 Active 59 DOM
20. 2026-10-19
    days on market $189,000 Active 58 DOM
21. 2026-10-18
    days on market $189,000 Active 57 DOM
22. 2026-10-17
    days on market $189,000 Active 56 DOM
23. 2026-10-16
    days on market $189,000 Active 55 DOM
24. 2026-10-15
    days on market $189,000 Active 54 DOM
25. 2026-10-14
    days on market $189,000 Active 53 DOM
26. 2026-10-13
    days on market $189,000 Active 52 DOM
27. 2026-10-13
    price $189,000 Active 51 DOM
28. 2026-10-12
    days on market $199,000 Active 51 DOM
29. 2026-10-11
    days on market $199,000 Active 50 DOM
30. 2026-10-10
    days on market $199,000 Active 49 DOM
31. 2026-10-09
    days on market $199,000 Active 48 DOM
32. 2026-10-08
    days on market $199,000 Active 47 DOM
33. 2026-10-07
    days on market $199,000 Active 46 DOM
34. 2026-10-06
    days on market $199,000 Active 45 DOM
35. 2026-10-05
    days on market $199,000 Active 44 DOM
36. 2026-10-04
    days on market $199,000 Active 43 DOM
37. 2026-10-03
    days on market $199,000 Active 42 DOM
38. 2026-10-02
    days on market $199,000 Active 41 DOM
39. 2026-10-01
    days on market $199,000 Active 40 DOM
40. 2026-09-30
    days on market $199,000 Active 39 DOM
41. 2026-09-29
    days on market $199,000 Active 38 DOM
42. 2026-09-28
    days on market $199,000 Active 37 DOM
43. 2026-09-27
    days on market $199,000 Active 36 DOM
44. 2026-09-26
    days on market $199,000 Active 35 DOM
45. 2026-09-25
    days on market $199,000 Active 34 DOM
46. 2026-09-24
    days on market $199,000 Active 33 DOM
47. 2026-09-23
    days on market $199,000 Active 32 DOM
48. 2026-09-21
    days on market $199,000 Active 30 DOM
49. 2026-09-20
    days on market $199,000 Active 29 DOM
50. 2026-09-19
    days on market $199,000 Active 28 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: $7,197 · $600/mo
• Projected year-2 tax: $7,197 · $600/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: $39,360
• − Mortgage interest: −$10,587
• − Property taxes: −$7,197
• − Insurance: −$945
• − Repairs & maintenance: −$3,149
• − Management: −$3,149
• − Depreciation: −$5,498
• Taxable income: $8,835
• Est. tax owed @ 24.0%: −$2,121
• After-tax cash flow: $8,938/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $65,000–$117,000 screening

This two-family home requires moderate repairs and maintenance to improve its condition and increase its value. The exterior siding and interior paint need attention, and the bathrooms could be modernized to boost both resale and rental appeal.

Repairs flagged

• Moderate exterior siding — weathered and peeling
• Minor interior paint — some discoloration
• Minor bathroom fixtures — dated and worn

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace bathroom fixtures — modernizes the space and improves rental appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Lawrence Avenue Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle A A Kingston Middle School F NY #409/729 Nat'l #5,872/14,009 High Potsdam Senior High School A+ NY #171/1,100 Nat'l #281/17,239

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

B Composite livability gradescore 75/100

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
• County: St. Lawrence · 110,027 people
• City population: 2,123
• Population (ZIP): 13,408
• Household income: $56,900
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 25% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Duplex residential income property3 stories
• Construction: Wood siding
• Exterior features: Metal roof

Interior

• Kitchen: Electric cooktopDishwasherMicrowaveRefrigerator
• Flooring: LaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heatingForced airNatural gasRadiant heat
• Interior features: DishwasherMicrowaveRefrigeratorElectric cooktopDryerLaminate flooringVinyl flooringBasement
• Laundry & utility: Laundry roomWasher/dryer hookups in basement (dryer listed)

Price history

+127.2% since first listed

6 events — show timeline

• 2026-08-22 Listed $209,000 SLCMLS
• 2025-10-14 Price Changed $215,000 SLCMLS
• 2025-01-01 Listed $249,000 SLCMLS
• 2018-12-20 Sold (Public Records) $101,500 Public Records
• 2018-12-20 Sold (MLS) $101,200 SLCMLS
• 2018-09-05 Listed $92,000 SLCMLS

Property tax history

+4.0%/yr

Latest (2026): $7,197 · +14.7% YoY. Source: county tax records.