6 Broad St · Potsdam, NY 13676

$215,000

6 bd · 2.0 ba · 2,600 sqft · MultiFamily public records · 515 Days on market

Built 1910 8,778 sqft lot $83/sqft · 28% below area Est $298k · 28% 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 +26.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +8.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Perfect opportunity for investors or owner occupants with this large duplex! The first unit features three generously sized bedrooms, one bathroom, and a remodeled kitchen with modern finishes and new flooring. The second unit spans the second and third stories, offering an impressive five bedrooms and two bathrooms. Recent upgrades include a new boiler for the baseboard heating system and a fire sprinkler system installed on the third floor for added safety. Both units share a central entrance, which includes access to the basement with a shared laundry area. The property also includes plenty of private, off-street parking. With its ideal layout, recent updates, and strong earning potential, this property is ready to deliver long-term value. Call today to see it for yourself!

Key facts

• New boiler
• Remodeled kitchen
• 8,778 sq ft lot

Tags

• REMODELED KITCHEN
• NEW BOILER
• FIRE SPRINKLER SYSTEM
• PRIVATE 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 $215k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive. Per door: $291/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 515 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $215k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 515 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.35% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (median comp): $298,438
• List price: $215,000
• Delta: -27.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 A & B Willow St	0.26mi	6/2.0	2,288 (-12%)	16mo	$173,900	$76	55
89 Market St	0.21mi	6/4.5	2,358 (-9%)	17mo	$210,000	$89	51

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: 32.8%
• Equity multiple: 3.56×
• Total profit: $154,386
• Equity at exit: $193,689

10-year hold

• IRR: 28.3%
• Equity multiple: 8.07×
• Total profit: $425,824
• Equity at exit: $417,698

Cash invested: $60,200 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,905 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$495 /mo · $5,943/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $583

Break-even live

Break-even rent $2,167

Max offer price $215,000

Occupancy floor 75%

Sensitivity live

Price	-10% $704	-5% $643	+0% $583	+5% $522	+10% $461
Rent	-10% $353	-5% $468	+0% $583	+5% $697	+10% $812
Rate	-1.0pp $691	-0.5pp $637	base $583	+0.5pp $527	+1.0pp $470

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$1,447
1× unit	5	1.5	$1,457
Total (2 units)			$2,905

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $215,000 Active 515 DOM
2. 2025-10-14
   price $215,000 787-char remark

   Show marketing remark (787 chars)

   Perfect opportunity for investors or owner occupants with this large duplex! The first unit features three generously sized bedrooms, one bathroom, and a remodeled kitchen with modern finishes and new flooring. The second unit spans the second and third stories, offering an impressive five bedrooms and two bathrooms. Recent upgrades include a new boiler for the baseboard heating system and a fire sprinkler system installed on the third floor for added safety. Both units share a central entrance, which includes access to the basement with a shared laundry area. The property also includes plenty of private, off-street parking. With its ideal layout, recent updates, and strong earning potential, this property is ready to deliver long-term value. Call today to see it for yourself!

3. 2025-01-01
   listed $249,000 Active 787-char remark

   Show marketing remark (787 chars)

   Perfect opportunity for investors or owner occupants with this large duplex! The first unit features three generously sized bedrooms, one bathroom, and a remodeled kitchen with modern finishes and new flooring. The second unit spans the second and third stories, offering an impressive five bedrooms and two bathrooms. Recent upgrades include a new boiler for the baseboard heating system and a fire sprinkler system installed on the third floor for added safety. Both units share a central entrance, which includes access to the basement with a shared laundry area. The property also includes plenty of private, off-street parking. With its ideal layout, recent updates, and strong earning potential, this property is ready to deliver long-term value. Call today to see it for yourself!

4. 2018-12-20
   soldstatus $101,200 901-char remark

   Show marketing remark (901 chars)

   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.

5. 2018-12-20
   soldstatus $101,500

   Show marketing remark (901 chars)

   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.

6. 2018-09-05
   listed $92,000 901-char remark

   Show marketing remark (901 chars)

   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.

ⓘ 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: $5,943 · $495/mo
• Projected year-2 tax: $5,943 · $495/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 3/10 Moderate FEMA zone X · 13% 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: $34,860
• − Mortgage interest: −$12,043
• − Property taxes: −$5,943
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$6,255
• Taxable income: $3,967
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $6,040/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

+133.7% since first listed

5 events — show timeline

• 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

+2.6%/yr

Latest (2025): $5,943 · +10.9% YoY. Source: county tax records.