82 Main St · Potsdam, NY 13676

$215,000

7 bd · 3.0 ba · 3,434 sqft · MultiFamily public records · 492 Days on market

Built 1880 Est $168k · 28% over

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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
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fully occupied investment property in the middle of Potsdam! This corner lot has three income-producing rental units. The building has been remodeled with all new electrical and plumbing, ensuring peace of mind for years to come. The first unit has four bedrooms, one full bathroom, and a large open living room and kitchen. The second unit is another 4-bedroom, one bathroom, and the third unit is a 2-bedroom, one-bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The prime location, diverse unit layouts, and excellent income potential make this property a standout opportunity for investors looking to secure a rewarding opportunity.

Key facts

• Remodeled
• New plumbing
• Off street parking

Tags

• CORNER LOT
• INCOME PRODUCING RENTAL UNITS
• REMODELED
• NEW ELECTRICAL
• NEW PLUMBING
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 4.9% in Potsdam — 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 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 $23k of equity ($1k loan paydown + $22k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 492 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $215k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 492 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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 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: 2.41% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.83%
• DSCR: 2.91
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $168,266
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7A, 7B Pierrepont Ave	0.27mi	7/3.0	3,384 (-2%)	23mo	$165,000	$49	66

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: 57.6%
• Equity multiple: 5.22×
• Total profit: $254,300
• Equity at exit: $193,689

10-year hold

• IRR: 51.2%
• Equity multiple: 11.66×
• Total profit: $641,985
• Equity at exit: $417,698

Cash invested: $60,200 (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: 13.5×

Monthly cashflow live

• Estimated rent: $5,189 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$734 /mo · $8,804/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $2,149

Break-even live

Break-even rent $2,469

Max offer price $215,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$3,978
1× unit	2	1	$1,212
Total (4 units)			$5,189

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $215,000 Active 492 DOM
2. 2025-10-14
   price $215,000 692-char remark

   Show marketing remark (692 chars)

   Fully occupied investment property in the middle of Potsdam! This corner lot has three income-producing rental units. The building has been remodeled with all new electrical and plumbing, ensuring peace of mind for years to come. The first unit has four bedrooms, one full bathroom, and a large open living room and kitchen. The second unit is another 4-bedroom, one bathroom, and the third unit is a 2-bedroom, one-bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The prime location, diverse unit layouts, and excellent income potential make this property a standout opportunity for investors looking to secure a rewarding opportunity.

3. 2025-04-28
   status Active 692-char remark

   Show marketing remark (692 chars)

   Fully occupied investment property in the middle of Potsdam! This corner lot has three income-producing rental units. The building has been remodeled with all new electrical and plumbing, ensuring peace of mind for years to come. The first unit has four bedrooms, one full bathroom, and a large open living room and kitchen. The second unit is another 4-bedroom, one bathroom, and the third unit is a 2-bedroom, one-bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The prime location, diverse unit layouts, and excellent income potential make this property a standout opportunity for investors looking to secure a rewarding opportunity.

4. 2025-04-05
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Fully occupied investment property in the middle of Potsdam! This corner lot has three income-producing rental units. The building has been remodeled with all new electrical and plumbing, ensuring peace of mind for years to come. The first unit has four bedrooms, one full bathroom, and a large open living room and kitchen. The second unit is another 4-bedroom, one bathroom, and the third unit is a 2-bedroom, one-bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The prime location, diverse unit layouts, and excellent income potential make this property a standout opportunity for investors looking to secure a rewarding opportunity.

5. 2025-01-02
   listed $249,000 Active 692-char remark

   Show marketing remark (692 chars)

   Fully occupied investment property in the middle of Potsdam! This corner lot has three income-producing rental units. The building has been remodeled with all new electrical and plumbing, ensuring peace of mind for years to come. The first unit has four bedrooms, one full bathroom, and a large open living room and kitchen. The second unit is another 4-bedroom, one bathroom, and the third unit is a 2-bedroom, one-bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The prime location, diverse unit layouts, and excellent income potential make this property a standout opportunity for investors looking to secure a rewarding opportunity.

6. 2019-06-06
   soldstatus $50,000 590-char remark

   Show marketing remark (590 chars)

   This is a contractor's delight! This 3 apartment dwelling, which has been taken down to the studs, awaits your skill to finish it, the way you want it, and make it into a truly profitable enterprise. Location Location Location . .. at the corner of Cedar and Main st. in the village of Potsdam. Near the Universities, near downtown, near everything a renter wants. Easy to show. The first floor apartment is rented so you have an income immediately. Come see this building for yourself. Obviously, the asking price is less than half the assessed value, that is to entice buyers to buy NOW!

7. 2018-03-03
   listed $74,000 590-char remark

   Show marketing remark (590 chars)

   This is a contractor's delight! This 3 apartment dwelling, which has been taken down to the studs, awaits your skill to finish it, the way you want it, and make it into a truly profitable enterprise. Location Location Location . .. at the corner of Cedar and Main st. in the village of Potsdam. Near the Universities, near downtown, near everything a renter wants. Easy to show. The first floor apartment is rented so you have an income immediately. Come see this building for yourself. Obviously, the asking price is less than half the assessed value, that is to entice buyers to buy NOW!

8. 2010-11-18
   soldstatus $152,000

ⓘ 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: $8,804 · $734/mo
• Projected year-2 tax: $8,804 · $734/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: $62,268
• − Mortgage interest: −$12,043
• − Property taxes: −$8,804
• − Insurance: −$1,075
• − Repairs & maintenance: −$4,981
• − Management: −$4,981
• − Depreciation: −$6,255
• Taxable income: $24,128
• Est. tax owed @ 24.0%: −$5,791
• After-tax cash flow: $19,992/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

+41.4% since first listed

7 events — show timeline

• 2025-10-14 Price Changed $215,000 SLCMLS
• 2025-04-28 Relisted — SLCMLS
• 2025-04-05 Pending — SLCMLS
• 2025-01-02 Listed $249,000 SLCMLS
• 2019-06-06 Sold (MLS) $50,000 SLCMLS
• 2018-03-03 Listed $74,000 SLCMLS
• 2010-11-18 Sold (Public Records) $152,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $8,804 · -2.7% YoY. Source: county tax records.