28 Waverly St · Potsdam, NY 13676

$165,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 4 Days on market

Built 1920 6,970 sqft lot Est $112k · 48% over

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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 +7.3/30.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this enchanting move-in ready, well maintained bungalow nestled in the heart of the Village. Radiating character and warmth, this home invites you in with abundant natural light that dances through every room. Step into the cozy living space, graced by a gas fireplace that exudes both comfort and elegance. The charm continues with the presence of French doors, ready to be reinstalled to create a seamless flow between spaces if desired. Hardwood floors lead the way through the interior, offering a touch of classic beauty and easy maintenance. With three inviting bedrooms, there's ample space for relaxation, work, or creativity – your imagination sets the limit. A private backyard invites you to unwind in tranquility or entertain with ease. Embrace the outdoors from the front and back porches, perfect spots for sipping morning coffee or enjoying the evening breeze. Stay comfortably cool with central air conditioning, a modern amenity that enhances the living experience. With every detail thoughtfully attended to, this home is move-in ready, a testament to its immaculate maintenance. Indulge in the charm of a bungalow lifestyle, where modern comforts and timeless elegance meet. Don't miss the chance to make this delightful property your own. Contact us today to schedule your tour and discover the captivating allure of this Village gem.

Key facts

• Covered front porch
• Formal dining room
• Laundry in bathroom

Tags

• ONE-LEVEL LIVING
• COVERED FRONT PORCH
• GAS FIREPLACE
• REFINISHED HARDWOOD FLOORS
• FORMAL DINING ROOM
• LAUNDRY IN BATHROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; Single-story; Redwood and wood siding
• Construction: Shingle roof; Redwood siding; Wood siding; Has basement
• Exterior features: Garden; Covered porch; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric cooktop
• Flooring: Hardwood; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Storm windows; Gas fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (12.1% below list).
• Recommended offer: $126k (23.4% 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.
• Zoned schools: Lawrence Avenue Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 551 students, 39% FRL); A A Kingston Middle School (math 27% / reading 54%, grade F, #409 of 729 statewide, top 56%, 368 students, 40% FRL); Potsdam Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 372 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,429 (23.4% 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 1920 — 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: 0.88% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $111,672
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Carol Ct	0.05mi	3/1.0	1,190 (+0%)	11mo	$139,500	$117	88
2 Maynard St	0.27mi	3/1.0	1,248 (+5%)	1mo	$117,000	$94	78
123 Market St	0.25mi	4/1.5 (+1)	1,172 (-1%)	20mo	$110,000	$94	63
14 Larnard St	0.24mi	2/2.0 (-1)	1,092 (-8%)	9mo	$73,000	$67	59
11 Elderkin St	0.22mi	4/1.0 (+1)	1,047 (-12%)	8mo	$45,000	$43	58
27 Washington St	0.33mi	3/1.0	1,056 (-11%)	14mo	$42,000	$40	54
67 Waverly St	0.30mi	2/1.0 (-1)	1,010 (-15%)	3mo	$162,500	$161	54
20 Clinton St	0.35mi	3/1.0	1,341 (+13%)	18mo	$108,000	$81	47
15 Clough St	0.39mi	4/2.0 (+1)	1,278 (+8%)	17mo	$123,000	$96	46
15 Sisson St	0.56mi	2/1.0 (-1)	1,024 (-14%)	21mo	$160,000	$156	28

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $76,116
• Equity at exit: $148,645

10-year hold

• IRR: 18.5%
• Equity multiple: 6.10×
• Total profit: $235,403
• Equity at exit: $320,559

Cash invested: $46,200 (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: 118
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$430 /mo · $5,158/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-218

Break-even live

Break-even rent $1,726

Max offer price $126,429

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-172	+0% $-218	+5% $-265	+10% $-312
Rent	-10% $-333	-5% $-276	+0% $-218	+5% $-161	+10% $-104
Rate	-1.0pp $-135	-0.5pp $-176	base $-218	+0.5pp $-261	+1.0pp $-305

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Carol Ct Potsdam, NY	2.0	1.0	1278	$1,450	$1.13	45d	1	0.03mi

Listing history 3 events

1. 2026-06-12
   statusdays on market $165,000 Pending 4 DOM
2. 2026-06-09
   remarks 699-char remark
3. 2026-06-09
   listed $165,000 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: $5,158 · $430/mo
• Projected year-2 tax: $5,158 · $430/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 4/10 Moderate FEMA zone X · 22% 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: $17,400
• − Mortgage interest: −$9,243
• − Property taxes: −$5,158
• − Insurance: −$825
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,800
• Taxable loss: −$5,409
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $-1,322/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

+243.8% since first listed

12 events — show timeline

• 2026-06-08 Listed $165,000 SLCMLS
• 2023-10-19 Sold (MLS) $130,000 SLCMLS
• 2023-10-13 Sold (Public Records) $130,000 Public Records
• 2023-08-18 Pending — SLCMLS
• 2023-08-15 Listed $124,000 SLCMLS
• 2015-09-14 Sold (Public Records) $84,000 Public Records
• 2015-09-14 Sold (MLS) $84,000 SLCMLS
• 2015-06-23 Listed $90,000 SLCMLS
• 2009-06-15 Sold (Public Records) $514,343 Public Records
• 2006-11-22 Sold (Public Records) $66,000 Public Records
• 2001-10-10 Sold (Public Records) $52,000 Public Records
• 1999-05-17 Sold (Public Records) $48,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,158 · +3.1% YoY. Source: county tax records.