306 Hasbrouck St · Ogdensburg, NY 13669

$44,900

4 bd · 2.0 ba · 880 sqft · SingleFamily public records · 62 Days on market

Built 1900 1,350 sqft lot $51/sqft · 41% below area Est $76k · 41% 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 +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

Don’t miss this excellent investment opportunity! This 4-bedroom, 2-bath home already has a reliable long-term tenant, so you can begin earning rental income right away. On the main floor, you’ll find a living room, dining area, kitchen, laundry hookups, and a full bathroom featuring a stand-up shower. Upstairs, there’s another full bath with a tub-shower combination, along with solid wood doors leading to each bedroom and the bathroom. Additional features include a paved driveway and a carport. Some upgrades within the last few years include metal roofing and a natural gas boiler furnace. Contact a realtor to arrange your showing.

Key facts

• Stand-up shower
• Kitchen
• Full bathroom

Tags

• LIVING ROOM
• DINING AREA
• KITCHEN
• LAUNDRY HOOKUPS
• FULL BATHROOM
• STAND-UP SHOWER

🏷️ Possibly a rental listed for sale. The $44,900 price doesn't fit this home's estimated sale value (~$76,375) 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 $45k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 134 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 $789 of equity ($310 loan paydown + $479 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $76,375
• List price: $44,900
• Delta: -41.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Hamilton St	0.29mi	3/1.0 (-1)	837 (-5%)	10mo	$73,140	$87	61
426 Clark St	0.14mi	3/1.0 (-1)	966 (+10%)	18mo	$32,000	$33	53
409 & 407 Pleasant Ave	0.13mi	3/1.0 (-1)	1,008 (+14%)	12mo	$47,000	$47	51

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: 50.2%
• Equity multiple: 3.60×
• Total profit: $32,683
• Equity at exit: $15,485

10-year hold

• IRR: 51.8%
• Equity multiple: 7.20×
• Total profit: $77,929
• Equity at exit: $20,701

Cash invested: $12,572 (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: 134
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $497

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 46%

Sensitivity live

Price	-10% $528	-5% $513	+0% $497	+5% $482	+10% $466
Rent	-10% $417	-5% $457	+0% $497	+5% $538	+10% $578
Rate	-1.0pp $520	-0.5pp $509	base $497	+0.5pp $486	+1.0pp $474

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $44,900 Active 62 DOM
2. 2026-06-21
   days on market $44,900 Active 61 DOM
3. 2026-06-18
   days on market $44,900 Active 59 DOM
4. 2026-06-17
   days on market $44,900 Active 58 DOM
5. 2026-06-16
   remarks 677-char remark
6. 2026-06-16
   days on market $44,900 Active 57 DOM
7. 2026-06-15
   days on market $44,900 Active 56 DOM
8. 2026-06-13
   days on market $44,900 Active 54 DOM
9. 2026-06-12
   days on market $44,900 Active 53 DOM
10. 2026-06-09
    days on market $44,900 Active 50 DOM
11. 2026-06-08
    days on market $44,900 Active 49 DOM
12. 2026-06-07
    days on market $44,900 Active 48 DOM
13. 2026-06-07
    days on market $44,900 Active 47 DOM
14. 2026-06-04
    remarks 653-char remark
15. 2026-06-04
    pricedays on market $44,900 Active 44 DOM
16. 2026-06-02
    days on market $49,500 Active 43 DOM
17. 2026-06-01
    days on market $49,500 Active 42 DOM
18. 2026-05-31
    days on market $49,500 Active 41 DOM
19. 2026-05-06
    price $49,500 657-char remark

    Show marketing remark (657 chars)

    Don’t miss this excellent investment opportunity! This 4-bedroom, 2-bath home already has a reliable long-term tenant, so you can begin earning rental income right away. On the main floor, you’ll find a living room, dining area, kitchen, laundry hookups, and a full bathroom featuring a stand-up shower. Upstairs, there’s another full bath with a tub-shower combination, along with solid wood doors leading to each bedroom and the bathroom. Additional features include a paved driveway and a carport. Some upgrades within the last few years include metal roofing and a natural gas boiler furnace. Contact a realtor to arrange your showing.

20. 2026-04-21
    listed $54,900 Active 657-char remark

    Show marketing remark (657 chars)

    Don’t miss this excellent investment opportunity! This 4-bedroom, 2-bath home already has a reliable long-term tenant, so you can begin earning rental income right away. On the main floor, you’ll find a living room, dining area, kitchen, laundry hookups, and a full bathroom featuring a stand-up shower. Upstairs, there’s another full bath with a tub-shower combination, along with solid wood doors leading to each bedroom and the bathroom. Additional features include a paved driveway and a carport. Some upgrades within the last few years include metal roofing and a natural gas boiler furnace. Contact a realtor to arrange your showing.

21. 2024-10-15
    soldstatus $32,000 Closed 672-char remark

    Show marketing remark (672 chars)

    Opportunity awaits! Own this income producing 4-Bed, 2-Bath home, which the current Owner has rented for the past 17 years, and the current tenant has occupied for nearly 2 years. Some recent improvements include a new metal roof and a 1-year-old natural gas boiler furnace. The main floor has a living room, dining room, kitchen, laundry hookups and a full bathroom w/ stand-up shower unit. The second floor also has a full bathroom w/ tub-shower combo, and there’s solid wood entrance doors for each of the four bedrooms & bath. There’s also paved driveway and carport. A new Owner can just start collecting the rents! Call today to schedule a showing.

22. 2024-08-16
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Opportunity awaits! Own this income producing 4-Bed, 2-Bath home, which the current Owner has rented for the past 17 years, and the current tenant has occupied for nearly 2 years. Some recent improvements include a new metal roof and a 1-year-old natural gas boiler furnace. The main floor has a living room, dining room, kitchen, laundry hookups and a full bathroom w/ stand-up shower unit. The second floor also has a full bathroom w/ tub-shower combo, and there’s solid wood entrance doors for each of the four bedrooms & bath. There’s also paved driveway and carport. A new Owner can just start collecting the rents! Call today to schedule a showing.

23. 2024-08-12
    listed $34,900 Active 672-char remark

    Show marketing remark (672 chars)

    Opportunity awaits! Own this income producing 4-Bed, 2-Bath home, which the current Owner has rented for the past 17 years, and the current tenant has occupied for nearly 2 years. Some recent improvements include a new metal roof and a 1-year-old natural gas boiler furnace. The main floor has a living room, dining room, kitchen, laundry hookups and a full bathroom w/ stand-up shower unit. The second floor also has a full bathroom w/ tub-shower combo, and there’s solid wood entrance doors for each of the four bedrooms & bath. There’s also paved driveway and carport. A new Owner can just start collecting the rents! Call today to schedule a showing.

24. 2007-01-08
    soldstatus $19,500
25. 2001-06-28
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $12,269
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,306
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,628/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

+395.0% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $49,500 SLCMLS
• 2026-04-21 Listed $54,900 SLCMLS
• 2024-10-15 Sold (MLS) $32,000 SLCMLS
• 2024-08-16 Pending — SLCMLS
• 2024-08-12 Listed $34,900 SLCMLS
• 2007-01-08 Sold (Public Records) $19,500 Public Records
• 2001-06-28 Sold (Public Records) $10,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $2,551 · +0.7% YoY. Source: county tax records.