306 Hasbrouck St · Ogdensburg, NY 13669

$37,900

4 bd · 2.0 ba · 880 sqft · SingleFamily public records · 110 Days on market

Built 1900 Fair condition 1,350 sqft lot $43/sqft · 51% 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 +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

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.

Key facts

• Stand-up shower
• Kitchen
• Full bathroom

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $34k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 5.0% 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+, crime F, amenities 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.
• Zoned schools: John F Kennedy School (math 22% / reading 45%, grade F, #1,632 of 2,108 statewide, top 78%, 462 students, 55% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 165 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 $667 of equity ($262 loan paydown + $405 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; 18% 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 $34,489 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.80% ✓
• Cap rate: 24.50%
• Cash-on-cash: 65.01%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $77,823
• List price: $37,900
• Delta: -51.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1848 Ford St	0.53mi	3/1.0 (-1)	903 (+3%)	0mo	$83,000	$92	62
517 Hamilton St	0.29mi	3/1.0 (-1)	837 (-5%)	11mo	$73,140	$87	60
426 Clark St	0.14mi	3/1.0 (-1)	966 (+10%)	20mo	$32,000	$33	52
409 & 407 Pleasant Ave	0.13mi	3/1.0 (-1)	1,008 (+14%)	13mo	$47,000	$47	50
706 Elizabeth St	0.49mi	3/1.0 (-1)	1,044 (+19%)	3mo	$25,000	$24	41

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: 67.9%
• Equity multiple: 4.53×
• Total profit: $37,468
• Equity at exit: $13,071

10-year hold

• IRR: 69.0%
• Equity multiple: 9.21×
• Total profit: $87,115
• Equity at exit: $17,474

Cash invested: $10,612 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $23,000 ($21/sqft)
• Median days on market: 167 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +319.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13669

• Home prices YoY: 0.4%
• Active inventory: 165
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$47 /mo · $568/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $575

Break-even live

Break-even rent $332

Max offer price $37,900

Occupancy floor 41%

Sensitivity live

Price	-10% $601	-5% $588	+0% $575	+5% $562	+10% $549
Rent	-10% $491	-5% $533	+0% $575	+5% $617	+10% $659
Rate	-1.0pp $594	-0.5pp $585	base $575	+0.5pp $565	+1.0pp $555

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: $9,475
• Closing costs: $1,137
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Paved
• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Residential property2 stories
• Construction: Metal roof
• Exterior features: Covered porch/patioPaved parking

Interior

• Kitchen: Electric cooktop
• Bedrooms: 9 total rooms (bedrooms and living spaces included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCeiling fan(s) for cooling
• Interior features: Electric water heaterElectric cooktopCeiling fan(s)Partial basement
• Laundry & utility: Laundry on main level

Listing history 50 events

1. 2026-08-08
   days on market $37,900 Active 110 DOM
2. 2026-08-07
   days on market $37,900 Active 109 DOM
3. 2026-08-06
   days on market $37,900 Active 108 DOM
4. 2026-08-05
   days on market $37,900 Active 107 DOM
5. 2026-08-04
   days on market $37,900 Active 106 DOM
6. 2026-08-03
   days on market $37,900 Active 105 DOM
7. 2026-07-31
   days on market $37,900 Active 102 DOM
8. 2026-07-30
   days on market $37,900 Active 101 DOM
9. 2026-07-29
   days on market $37,900 Active 100 DOM
10. 2026-07-27
    days on market $37,900 Active 98 DOM
11. 2026-07-25
    days on market $37,900 Active 96 DOM
12. 2026-07-24
    days on market $37,900 Active 95 DOM
13. 2026-07-23
    days on market $37,900 Active 94 DOM
14. 2026-07-22
    days on market $37,900 Active 93 DOM
15. 2026-07-21
    pricedays on market $37,900 Active 92 DOM
16. 2026-07-20
    days on market $39,500 Active 91 DOM
17. 2026-07-18
    days on market $39,500 Active 89 DOM
18. 2026-07-16
    days on market $39,500 Active 87 DOM
19. 2026-07-15
    days on market $39,500 Active 86 DOM
20. 2026-07-14
    days on market $39,500 Active 85 DOM
21. 2026-07-13
    days on market $39,500 Active 84 DOM
22. 2026-07-12
    days on market $39,500 Active 83 DOM
23. 2026-07-12
    days on market $39,500 Active 82 DOM
24. 2026-07-10
    days on market $39,500 Active 81 DOM
25. 2026-07-09
    days on market $39,500 Active 80 DOM
26. 2026-07-07
    days on market $39,500 Active 78 DOM
27. 2026-07-06
    days on market $39,500 Active 77 DOM
28. 2026-07-05
    days on market $39,500 Active 76 DOM
29. 2026-07-05
    days on market $39,500 Active 75 DOM
30. 2026-07-03
    days on market $39,500 Active 74 DOM
31. 2026-07-02
    days on market $39,500 Active 73 DOM
32. 2026-07-01
    days on market $39,500 Active 72 DOM
33. 2026-06-30
    days on market $39,500 Active 71 DOM
34. 2026-06-29
    days on market $39,500 Active 70 DOM
35. 2026-06-28
    price $39,500 Active 69 DOM
36. 2026-06-28
    days on market $44,900 Active 69 DOM
37. 2026-06-27
    days on market $44,900 Active 68 DOM
38. 2026-06-26
    days on market $44,900 Active 67 DOM
39. 2026-06-22
    days on market $44,900 Active 63 DOM
40. 2026-06-21
    days on market $44,900 Active 62 DOM
41. 2026-06-21
    days on market $44,900 Active 61 DOM
42. 2026-06-18
    days on market $44,900 Active 59 DOM
43. 2026-06-17
    days on market $44,900 Active 58 DOM
44. 2026-06-16
    remarks 677-char remark
45. 2026-06-16
    days on market $44,900 Active 57 DOM
46. 2026-06-15
    days on market $44,900 Active 56 DOM
47. 2026-06-13
    days on market $44,900 Active 54 DOM
48. 2026-06-12
    days on market $44,900 Active 53 DOM
49. 2026-06-09
    days on market $44,900 Active 50 DOM
50. 2026-06-08
    days on market $44,900 Active 49 DOM

ⓘ 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: $12,712
• − Mortgage interest: −$2,123
• − Property taxes: −$568
• − Insurance: −$190
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,103
• Taxable income: $6,694
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $5,293/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,000–$39,600 screening

This 4-bedroom, 2-bath home requires significant repairs and updates to improve its condition and value. The home is currently in fair condition with poor kitchen, bathroom, roof, exterior, flooring, and interior paint. The highest-ROI updates would be painting and repainting, kitchen and bathroom renovations, and roof repair.

Repairs flagged

• Major Kitchen cabinets — Photos show no kitchen, but based on the condition of the rest of the home, it's likely in poor condition
• Major Bathroom fixtures — Both bathrooms appear cluttered and in need of cleaning
• Major Roof repair — The roof appears to be in need of repair based on the satellite image
• Major Exterior siding repainting — Exterior siding appears weathered and in need of repainting
• Major Flooring replacement — Hardwood flooring in the living room appears worn
• Major Paint touch-up — Paint appears chipped and in need of touch-up

Value-add opportunities

• Both Painting and repainting — Painting and repainting the exterior and interior will improve curb appeal and interior condition ↑
• Both Kitchen renovation — A new kitchen will improve the home's functionality and appeal ↑
• Both Bathroom renovation — A new bathroom will improve the home's functionality and appeal ↑
• Both Roof repair — A new roof will improve the home's functionality and curb appeal ↑
• Both Flooring replacement — New flooring will improve the home's functionality and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary John F Kennedy School F NY #1,632/2,108 Nat'l #24,455/41,679 High Ogdensburg Free Academy D- NY #1,030/1,100 Nat'l #6,809/17,239

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

C Composite livability gradescore 66/100

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
• County: St. Lawrence · 110,027 people
• Population (ZIP): 15,615
• Household income: $66,488
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Paved
• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Residential property2 stories
• Construction: Metal roof
• Exterior features: Covered porch/patioPaved parking

Interior

• Kitchen: Electric cooktop
• Bedrooms: 9 total rooms (bedrooms and living spaces included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCeiling fan(s) for cooling
• Interior features: Electric water heaterElectric cooktopCeiling fan(s)Partial basement
• Laundry & utility: Laundry on main level

Price history

+349.0% since first listed

8 events — show timeline

• 2026-06-03 Price Changed $44,900 SLCMLS
• 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

+14.6%/yr

Latest (2025): $2,525 · -0.3% YoY. Source: county tax records.