1302 1308 Ford St · Ogdensburg, NY 13669

$99,900

10 bd · 3.5 ba · 5,898 sqft · MultiFamily public records · 76 Days on market

Built 1900 0.70 ac lot $17/sqft · 45% below area Est $168k · 41% under ↓ 50% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unique opportunity to own a main city street heavy traffic commercial space with a large parking lot in back. There are an additionalsingle occupancy room rental units and an additional full house attached (1308). Upstairs there are 8 single occupancy bedroom units(previously rented for $500/mth) 2 full baths and a storage room used for the store downstairs. Upstairs does need work and could be used a variety of ways. Heat upstairs is electric baseboard and any gravity heat from the downstairs store. Currently there is only 1 room rented and it is month to month. Heat electric trash and lawncare/snow removal paid by the owner The upper-level needs work and could potentially be renovated to a couple larger units rather than 8 single rooms. Fire alarms are all connected to each other for safety. Property is protected by several cameras, and the main floor business is protected by NCC fire/police alarm system (approx. $700 yr fee) The large main floor store space was at one time a bar and the original wooden bar is still there although plumbing has been removed. On the main floor the owner has installed some new flooring, lighting new electric new heat runs (gas) all up to fire code and inspected in 2025. On the main floor there is a large bathroom which was originally a separate men's/women's room but now it is one bathroom with laundry space (Washer and Dryer do NOT convey) Along with the main commercial business space there are a couple extra back room areas for storage or offices. The house next door is actually connected to and a part of the property. This 2 bedroom 1 bath property has a tenant with an active lease until Oct 2026 with a monthly rent of$700. Heat for that property is provided by a gas monitor heater. Paid by the tenant as well as their electric. There are two separate basement entries. Thrift store business will be liquidated and doesn't come with the property, so a new owner has many options. According to tax records the Main floor commercial is approx. 2314 sq ft, upper space with rooms approx. total of 1602 sq ft and the small 2 bedroom house is approx. 1602 sq ft. Buyer must check with city codes and ordinances to assure business plans can be completed. There is definitely work to be down on the interior and exterior of the property, however it is being utilized as is and any work could be done while occupied it desired. Priced much less than assessed value. At Least 48 hr notice is necessary and buyers must be pre-approved or provide a VOF prior to showings. Owners prefer showings during business hours if possible Same as commercial listing 52500

Key facts

• Storage room
• Gravity heat
• Large parking lot

Tags

• LARGE PARKING LOT
• FULL HOUSE ATTACHED
• STORAGE ROOM
• ELECTRIC BASEBOARD HEAT
• GRAVITY HEAT
• FIRE ALARMS CONNECTED

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$168,299) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 10-bed/3.5-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $6k ($67k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 73.3% vs local median 5.3% in Ogdensburg — 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 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+, schools D-, crime 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.
• Market conditions: 127 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 ($691 loan paydown + $1k 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.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 7.96% ✓
• Cap rate: 73.33%
• Cash-on-cash: 239.43%
• DSCR: 11.65
• GRM: 1.0

CMA / ARV

• ARV (median comp): $168,299
• List price: $99,900
• Delta: -40.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.79×
• Total profit: $357,794
• Equity at exit: $34,454

10-year hold

• IRR: —
• Equity multiple: 29.21×
• Total profit: $788,973
• Equity at exit: $46,058

Cash invested: $27,972 (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: 127
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $7,957 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,671
• Net cashflow: $5,581

Break-even live

Break-even rent $892

Max offer price $99,900

Occupancy floor 25%

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

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$7,038
1× unit	3	1	$916
Total (10 units)			$7,957

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 76 DOM
2. 2026-06-17
   days on market $99,900 Active 75 DOM
3. 2026-06-16
   days on market $99,900 Active 74 DOM
4. 2026-06-15
   days on market $99,900 Active 73 DOM
5. 2026-06-13
   days on market $99,900 Active 71 DOM
6. 2026-06-12
   days on market $99,900 Active 70 DOM
7. 2026-06-09
   days on market $99,900 Active 67 DOM
8. 2026-06-08
   days on market $99,900 Active 66 DOM
9. 2026-06-07
   days on market $99,900 Active 65 DOM
10. 2026-06-07
    days on market $99,900 Active 64 DOM
11. 2026-06-04
    days on market $99,900 Active 61 DOM
12. 2026-06-02
    days on market $99,900 Active 60 DOM
13. 2026-06-01
    days on market $99,900 Active 59 DOM
14. 2026-05-31
    days on market $99,900 Active 58 DOM
15. 2026-04-02
    listed $99,900 Active 2617-char remark

    Show marketing remark (2617 chars)

    Unique opportunity to own a main city street heavy traffic commercial space with a large parking lot in back. There are an additionalsingle occupancy room rental units and an additional full house attached (1308). Upstairs there are 8 single occupancy bedroom units(previously rented for $500/mth) 2 full baths and a storage room used for the store downstairs. Upstairs does need work and could be used a variety of ways. Heat upstairs is electric baseboard and any gravity heat from the downstairs store. Currently there is only 1 room rented and it is month to month. Heat electric trash and lawncare/snow removal paid by the owner The upper-level needs work and could potentially be renovated to a couple larger units rather than 8 single rooms. Fire alarms are all connected to each other for safety. Property is protected by several cameras, and the main floor business is protected by NCC fire/police alarm system (approx. $700 yr fee) The large main floor store space was at one time a bar and the original wooden bar is still there although plumbing has been removed. On the main floor the owner has installed some new flooring, lighting new electric new heat runs (gas) all up to fire code and inspected in 2025. On the main floor there is a large bathroom which was originally a separate men's/women's room but now it is one bathroom with laundry space (Washer and Dryer do NOT convey) Along with the main commercial business space there are a couple extra back room areas for storage or offices. The house next door is actually connected to and a part of the property. This 2 bedroom 1 bath property has a tenant with an active lease until Oct 2026 with a monthly rent of$700. Heat for that property is provided by a gas monitor heater. Paid by the tenant as well as their electric. There are two separate basement entries. Thrift store business will be liquidated and doesn't come with the property, so a new owner has many options. According to tax records the Main floor commercial is approx. 2314 sq ft, upper space with rooms approx. total of 1602 sq ft and the small 2 bedroom house is approx. 1602 sq ft. Buyer must check with city codes and ordinances to assure business plans can be completed. There is definitely work to be down on the interior and exterior of the property, however it is being utilized as is and any work could be done while occupied it desired. Priced much less than assessed value. At Least 48 hr notice is necessary and buyers must be pre-approved or provide a VOF prior to showings. Owners prefer showings during business hours if possible Same as commercial listing 52500

16. 2026-03-05
    price $119,900
17. 2026-03-05
    status Active
18. 2025-09-03
    price $169,900
19. 2025-08-28
    status Active
20. 2025-06-12
    price $184,900
21. 2025-01-28
    status Active
22. 2025-01-17
    status Pending
23. 2024-12-03
    listed $199,000 Active

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$8/yr (+$1/mo · 0.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $95,484
• − Mortgage interest: −$5,596
• − Property taxes: −$1,672
• − Insurance: −$500
• − Repairs & maintenance: −$7,639
• − Management: −$7,639
• − Depreciation: −$2,906
• Taxable income: $69,533
• Est. tax owed @ 24.0%: −$16,688
• After-tax cash flow: $50,286/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

-49.8% since first listed

9 events — show timeline

• 2026-04-02 Listed $99,900 SLCMLS
• 2026-03-05 Price Changed $119,900 SLCMLS
• 2026-03-05 Relisted — SLCMLS
• 2025-09-03 Price Changed $169,900 SLCMLS
• 2025-08-28 Relisted — SLCMLS
• 2025-06-12 Price Changed $184,900 SLCMLS
• 2025-01-28 Relisted — SLCMLS
• 2025-01-17 Pending — SLCMLS
• 2024-12-03 Listed $199,000 SLCMLS

Property tax history

-6.2%/yr

Latest (2022): $1,672 · +0.0% YoY. Source: county tax records.