11 Hamilton St · Potsdam, NY 13676

$139,000

4 bd · 2.0 ba · 1,903 sqft · SingleFamily public records · 198 Days on market

Built 1910 4,356 sqft lot $73/sqft · 33% below area Est $207k · 33% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 11 Hamilton Street — A Versatile 5-Bedroom Investment or Residential Opportunity! This spacious 5-bedroom, 2-bath home offers exceptional flexibility as both a profitable investment property or a comfortable residence. Currently operating as a student rental, this well-maintained home generates positive cash flow with a 10% capitalization rate and reliable tenant occupancy. Whether you’re an investor seeking a turn-key opportunity or a homeowner looking for a generously sized property, 11 Hamilton Street checks every box. Located on a quiet side street, you will find the property very close to both SUNY Potsdam and Clarkson campus as well as downtown Potsdam. Inside, you’ll find beautiful hardwood floors throughout much of the home, adding warmth and character. The first floor features a primary bedroom with ensuite bathroom, a formal dining room, and an oversized living room—perfect for gatherings and entertaining. The welcoming front entry foyer opens from a charming 200 sq. ft. covered porch, offering a peaceful spot to enjoy mornings or unwind after a long day. Upstairs, a large open landing provides versatile multi-use space—ideal for a study area, lounge, or office. Four additional bedrooms (three large, one smaller) and another full bathroom complete the upper level. This property sits on a low-maintenance corner lot with a sizeable parking area behind the home and convenient covered porch entry into the kitchen. The kitchen is equipped with newer appliances, making it both functional and inviting. Additional updates include vinyl siding, vinyl windows, and a newer shingled roof, ensuring long-term durability and efficiency. Listed below assessed value, this home is truly a rare find—offering immediate income potential and/or spacious living at an unbeatable price. Don’t miss your chance to own this well-cared-for, versatile property in a prime location!

Key facts

• Covered porch
• Formal dining room
• Open landing

Tags

• HARDWOOD FLOORS
• PRIMARY BEDROOM WITH ENSUITE
• FORMAL DINING ROOM
• OVERSIZED LIVING ROOM
• COVERED PORCH
• OPEN LANDING

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$207,225) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (12.8% below list).
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $121k (12.8% below list) — sets the bar for cash-flow.

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: 117 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 $15k of equity ($961 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $48k; list at $139k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,229 (12.8% 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. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 7.9

CMA / ARV

• ARV (median comp): $207,225
• List price: $139,000
• Delta: -32.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Main St	0.07mi	3/1.5 (-1)	2,029 (+7%)	5mo	$201,000	$99	75
12 Leroy St	0.27mi	3/1.5 (-1)	1,888 (-1%)	7mo	$215,000	$114	73
23 Grant St	0.51mi	4/2.0	1,904 (+0%)	8mo	$196,000	$103	70
18 Cedar St	0.32mi	4/2.0	1,825 (-4%)	11mo	$215,000	$118	69
79 Main St	0.28mi	4/2.0	2,134 (+12%)	7mo	$125,000	$59	61
21 Leroy St	0.39mi	4/2.0	2,061 (+8%)	10mo	$254,000	$123	60
109 Market St	0.65mi	3/2.0 (-1)	1,790 (-6%)	2mo	$140,000	$78	53
8 Hillcrest Ave	0.63mi	4/2.0	2,016 (+6%)	10mo	$255,000	$126	52
124 Main St	0.61mi	3/2.0 (-1)	1,832 (-4%)	11mo	$185,000	$101	51
39 Hillcrest Dr	0.69mi	3/2.0 (-1)	2,032 (+7%)	1mo	$280,000	$138	51
9 Grant St	0.55mi	4/2.0	1,700 (-11%)	8mo	$127,000	$75	50
14 Broad St	0.33mi	3/1.5 (-1)	1,624 (-15%)	7mo	$152,000	$94	47

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: 22.1%
• Equity multiple: 2.79×
• Total profit: $69,500
• Equity at exit: $125,222

10-year hold

• IRR: 19.9%
• Equity multiple: 6.40×
• Total profit: $210,108
• Equity at exit: $270,046

Cash invested: $38,920 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 117
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$469 /mo · $5,627/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-101

Break-even live

Break-even rent $1,590

Max offer price $121,229

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $139,000 Active 198 DOM
2. 2026-06-17
   days on market $139,000 Active 197 DOM
3. 2026-06-16
   days on market $139,000 Active 196 DOM
4. 2026-06-15
   days on market $139,000 Active 195 DOM
5. 2026-06-13
   days on market $139,000 Active 193 DOM
6. 2026-06-12
   days on market $139,000 Active 192 DOM
7. 2026-06-09
   days on market $139,000 Active 189 DOM
8. 2026-06-08
   days on market $139,000 Active 188 DOM
9. 2026-06-07
   days on market $139,000 Active 187 DOM
10. 2026-06-07
    days on market $139,000 Active 186 DOM
11. 2026-06-04
    days on market $139,000 Active 183 DOM
12. 2026-06-02
    days on market $139,000 Active 182 DOM
13. 2026-06-01
    days on market $139,000 Active 181 DOM
14. 2026-05-31
    days on market $139,000 Active 180 DOM
15. 2026-05-15
    price $139,000 1947-char remark

    Show marketing remark (1947 chars)

    Welcome to 11 Hamilton Street — A Versatile 5-Bedroom Investment or Residential Opportunity! This spacious 5-bedroom, 2-bath home offers exceptional flexibility as both a profitable investment property or a comfortable residence. Currently operating as a student rental, this well-maintained home generates positive cash flow with a 10% capitalization rate and reliable tenant occupancy. Whether you’re an investor seeking a turn-key opportunity or a homeowner looking for a generously sized property, 11 Hamilton Street checks every box. Located on a quiet side street, you will find the property very close to both SUNY Potsdam and Clarkson campus as well as downtown Potsdam. Inside, you’ll find beautiful hardwood floors throughout much of the home, adding warmth and character. The first floor features a primary bedroom with ensuite bathroom, a formal dining room, and an oversized living room—perfect for gatherings and entertaining. The welcoming front entry foyer opens from a charming 200 sq. ft. covered porch, offering a peaceful spot to enjoy mornings or unwind after a long day. Upstairs, a large open landing provides versatile multi-use space—ideal for a study area, lounge, or office. Four additional bedrooms (three large, one smaller) and another full bathroom complete the upper level. This property sits on a low-maintenance corner lot with a sizeable parking area behind the home and convenient covered porch entry into the kitchen. The kitchen is equipped with newer appliances, making it both functional and inviting. Additional updates include vinyl siding, vinyl windows, and a newer shingled roof, ensuring long-term durability and efficiency. Listed below assessed value, this home is truly a rare find—offering immediate income potential and/or spacious living at an unbeatable price. Don’t miss your chance to own this well-cared-for, versatile property in a prime location!

16. 2025-12-02
    listed $145,000 Active 1947-char remark

    Show marketing remark (1947 chars)

    Welcome to 11 Hamilton Street — A Versatile 5-Bedroom Investment or Residential Opportunity! This spacious 5-bedroom, 2-bath home offers exceptional flexibility as both a profitable investment property or a comfortable residence. Currently operating as a student rental, this well-maintained home generates positive cash flow with a 10% capitalization rate and reliable tenant occupancy. Whether you’re an investor seeking a turn-key opportunity or a homeowner looking for a generously sized property, 11 Hamilton Street checks every box. Located on a quiet side street, you will find the property very close to both SUNY Potsdam and Clarkson campus as well as downtown Potsdam. Inside, you’ll find beautiful hardwood floors throughout much of the home, adding warmth and character. The first floor features a primary bedroom with ensuite bathroom, a formal dining room, and an oversized living room—perfect for gatherings and entertaining. The welcoming front entry foyer opens from a charming 200 sq. ft. covered porch, offering a peaceful spot to enjoy mornings or unwind after a long day. Upstairs, a large open landing provides versatile multi-use space—ideal for a study area, lounge, or office. Four additional bedrooms (three large, one smaller) and another full bathroom complete the upper level. This property sits on a low-maintenance corner lot with a sizeable parking area behind the home and convenient covered porch entry into the kitchen. The kitchen is equipped with newer appliances, making it both functional and inviting. Additional updates include vinyl siding, vinyl windows, and a newer shingled roof, ensuring long-term durability and efficiency. Listed below assessed value, this home is truly a rare find—offering immediate income potential and/or spacious living at an unbeatable price. Don’t miss your chance to own this well-cared-for, versatile property in a prime location!

17. 2023-08-27
    listed $165,000 Active
18. 2017-11-07
    soldstatus $48,000
19. 2011-07-29
    soldstatus $90,000
20. 2007-08-29
    soldstatus $77,000

ⓘ 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: $5,627 · $469/mo
• Projected year-2 tax: $5,627 · $469/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 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: $17,547
• − Mortgage interest: −$7,786
• − Property taxes: −$5,627
• − Insurance: −$695
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,044
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-388/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

+80.5% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $139,000 SLCMLS
• 2025-12-02 Listed $145,000 SLCMLS
• 2023-08-27 Listed $165,000 SLCMLS
• 2017-11-07 Sold (Public Records) $48,000 Public Records
• 2011-07-29 Sold (Public Records) $90,000 Public Records
• 2007-08-29 Sold (Public Records) $77,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,627 · +5.0% YoY. Source: county tax records.