114 Oak St · Ogdensburg, NY 13669

$49,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 66 Days on market

Built 1910 5,000 sqft lot $27/sqft · 55% below area

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This two lot and two-story home has been completely gutted. It has new windows and doors. It has new wiring, but it is not completed. The home is a shell of what could be. It even has spray foam insulation in the ceiling. Use the second lot to complete a garage to go with this home or use it for extra green space. This home is full of speculations for what it could be. Take a look and see for yourself.

Key facts

• New doors
• New wiring
• Extra green space

Tags

• NEW WINDOWS
• NEW DOORS
• NEW WIRING
• SPRAY FOAM INSULATION
• EXTRA GREEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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 $862 of equity ($339 loan paydown + $523 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1910 — 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 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: 2.52% ✓
• Cap rate: 21.11%
• Cash-on-cash: 52.92%
• DSCR: 3.35
• GRM: 3.3

CMA / ARV

• ARV (median comp): $102,769
• List price: $49,000
• Delta: -52.32%
• 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
924 Pickering St	0.46mi	3/1.5	1,766 (-2%)	5mo	$94,900	$54	70
702 Main St	0.60mi	3/2.0	1,824 (+2%)	2mo	$110,000	$60	67
421 Mansion Ave	0.28mi	3/1.5	1,668 (-7%)	9mo	$115,000	$69	66
401 Mansion Ave	0.32mi	3/1.0	1,871 (+4%)	10mo	$129,000	$69	66
822 Caroline St	0.62mi	3/1.5	1,790 (-0%)	7mo	$72,500	$41	63
403 Rensselaer Ave	0.44mi	3/2.0	1,596 (-11%)	3mo	$130,000	$81	59
728 Caroline St	0.63mi	4/2.0 (+1)	1,848 (+3%)	7mo	$113,545	$61	54
201 Albany Ave	0.47mi	3/1.0	1,936 (+8%)	10mo	$175,000	$90	53
924 Caroline St	0.60mi	3/2.0	1,578 (-12%)	6mo	$86,500	$55	47
1114 Pickering St	0.47mi	4/1.0 (+1)	1,550 (-14%)	6mo	$17,000	$11	41
915 Main St	0.66mi	4/1.5 (+1)	1,953 (+9%)	8mo	$99,000	$51	40
931 Elizabeth St	0.73mi	3/1.0	1,550 (-14%)	6mo	$88,000	$57	34

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: 55.7%
• Equity multiple: 3.89×
• Total profit: $39,649
• Equity at exit: $16,899

10-year hold

• IRR: 57.1%
• Equity multiple: 7.83×
• Total profit: $93,703
• Equity at exit: $22,591

Cash invested: $13,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $605

Break-even live

Break-even rent $471

Max offer price $49,000

Occupancy floor 46%

Sensitivity live

Price	-10% $633	-5% $619	+0% $605	+5% $591	+10% $577
Rent	-10% $507	-5% $556	+0% $605	+5% $654	+10% $703
Rate	-1.0pp $630	-0.5pp $617	base $605	+0.5pp $592	+1.0pp $579

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $49,000 Active 66 DOM
2. 2026-06-17
   days on market $49,000 Active 65 DOM
3. 2026-06-16
   days on market $49,000 Active 64 DOM
4. 2026-06-15
   days on market $49,000 Active 63 DOM
5. 2026-06-13
   days on market $49,000 Active 61 DOM
6. 2026-06-12
   days on market $49,000 Active 60 DOM
7. 2026-06-09
   days on market $49,000 Active 57 DOM
8. 2026-06-08
   days on market $49,000 Active 56 DOM
9. 2026-06-07
   days on market $49,000 Active 55 DOM
10. 2026-06-07
    days on market $49,000 Active 54 DOM
11. 2026-06-04
    days on market $49,000 Active 51 DOM
12. 2026-06-02
    days on market $49,000 Active 50 DOM
13. 2026-06-01
    days on market $49,000 Active 49 DOM
14. 2026-05-31
    days on market $49,000 Active 48 DOM
15. 2026-04-13
    listed $49,000 Active 405-char remark

    Show marketing remark (405 chars)

    This two lot and two-story home has been completely gutted. It has new windows and doors. It has new wiring, but it is not completed. The home is a shell of what could be. It even has spray foam insulation in the ceiling. Use the second lot to complete a garage to go with this home or use it for extra green space. This home is full of speculations for what it could be. Take a look and see for yourself.

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/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: $14,840
• − Mortgage interest: −$2,745
• − Property taxes: −$1,135
• − Insurance: −$245
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,425
• Taxable income: $6,915
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $5,600/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

• 2026-04-13 Listed $49,000 SLCMLS

Property tax history

+12.1%/yr

Latest (2025): $1,135 · +146.5% YoY. Source: county tax records.