7 Cottage St · Potsdam, NY 13676

$152,000

4 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 3 Days on market

Built 1800 6,118 sqft lot Est $154k · at est.

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Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +8.0/15.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Four bedroom 2 story village of Potsdam home (or could be a two unit with some modifications). Fenced in large back yard with many perennials. Mostly new windows, new wiring, newer roof (back portion). Spacious living room, maple cabinetry in the kitchen with a pantry, woodstove is also in the kitchen, enclosed back porch, dining room, and full bath complete the first floor. Second floor has 4 bedrooms and a full bath. The current owners have done many updates: Total house rewire, new hardwood floors in two of the bedrooms and the hallway, replaced bathroom vanities, new flooring in upstairs bath, new kitchen appliances, replaced back steps off of porch, new ceiling fans and light fixtures, new faucets, shed in backyard, gutters on back of the house, some new plumbing and additional supports in the basement, and more. Walking distance to school, hospital, post office, library, groceries, etc. Call today for a showing.

Key facts

• Large windows
• Wood stove
• Vaulted ceiling

Tags

• SOUTH-FACING ADDITION
• CERAMIC TILE FLOORING
• LARGE WINDOWS
• VAULTED CEILING
• WOOD STOVE
• FENCED-IN YARD

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Wood siding; Metal roof
• Exterior features: Covered porch/patio; Fenced yard with wood fencing; Irregular-shaped lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Pantry; Vaulted ceilings; Eat-in kitchen
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (5.3% below list).
• Recommended offer: $124k (18.3% 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 $16k of equity ($1k loan paydown + $15k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,156 (18.3% 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. Built in 1800 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $153,784
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Market St	0.09mi	3/2.0 (-1)	1,790 (+9%)	2mo	$140,000	$78	74
14 Broad St	0.29mi	3/1.5 (-1)	1,624 (-1%)	7mo	$152,000	$94	73
6 Somerset Rd	0.23mi	3/2.0 (-1)	1,800 (+10%)	10mo	$238,000	$132	59
32 Larnard St	0.30mi	4/1.0	1,472 (-10%)	12mo	$120,000	$82	55
7811 Ush 11	0.47mi	3/1.0 (-1)	1,494 (-9%)	4mo	$147,000	$98	51
2 Berkley Dr	0.27mi	3/1.0 (-1)	1,845 (+13%)	20mo	$150,000	$81	40
18 Cedar St	0.72mi	4/2.0	1,825 (+12%)	11mo	$215,000	$118	38
9 Mechanic St	0.59mi	3/2.0 (-1)	1,792 (+10%)	19mo	$240,000	$134	36
31 Lawrence Ave	0.50mi	3/2.0 (-1)	1,411 (-14%)	19mo	$84,000	$60	33
20 Bay St	0.65mi	3/2.0 (-1)	1,859 (+14%)	22mo	$150,050	$81	24

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $72,916
• Equity at exit: $136,934

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $222,962
• Equity at exit: $295,303

Cash invested: $42,560 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$434 /mo · $5,211/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-158

Break-even live

Break-even rent $1,639

Max offer price $124,156

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $152,000 Active 3 DOM
2. 2026-06-17
   days on market $152,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $152,000 Active 1 DOM

ⓘ 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: $5,211 · $434/mo
• Projected year-2 tax: $5,211 · $434/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: $17,272
• − Mortgage interest: −$8,514
• − Property taxes: −$5,211
• − Insurance: −$760
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,422
• Taxable loss: −$4,399
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $-836/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

+49.0% since first listed

9 events — show timeline

• 2026-06-16 Listed $152,000 SLCMLS
• 2024-03-07 Sold (Public Records) $140,000 Public Records
• 2024-03-07 Sold (MLS) $140,000 SLCMLS
• 2024-01-30 Pending — SLCMLS
• 2024-01-22 Price Changed $140,000 SLCMLS
• 2023-10-30 Price Changed $150,000 SLCMLS
• 2023-09-17 Price Changed $155,000 SLCMLS
• 2023-07-24 Listed $162,500 SLCMLS
• 2017-06-06 Sold (Public Records) $102,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,211 · +4.2% YoY. Source: county tax records.