312 King St · Ogdensburg, NY 13669

$79,999

4 bd · 2.0 ba · 2,299 sqft · MultiFamily public records · 98 Days on market

Built 1885 Good condition 5,000 sqft lot $35/sqft · 41% below area Est $136k · 41% under

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

Great investment property located less than a block from the hospital, this two family home has had numerous improvements and updates in the past few years to include new flooring windows, paint electrical just to name a few. And with an excellent rental history and with the location less than a block from the hospital, if you had a vacancy, it would be no problem, filling it. The first floor apartment is larger than what you would anticipate having 3 BR, 1.5 bath, a living, dining & family room, updated kitchen with a nice amount of storage. Apartment two is on the second floor however the entrance there is a large bonus room that would be a great family room or office.

Key facts

• Walking trail
• Long term tenants
• Spacious units

Tags

• INVESTMENT OPPORTUNITY
• TWO FAMILY RENTAL PROPERTY
• LONG TERM TENANTS
• SPACIOUS UNITS
• STEPS FROM THE HOSPITAL
• WALKING TRAIL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $80k. Condition is rated good.
• This rent per unit runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.3% vs local median 11.4% 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: Madill School (math 27% / reading 57%, grade F, #1,361 of 2,108 statewide, top 67%, 281 students, 56% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 233 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 $1k of equity ($553 loan paydown + $854 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 $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 4.0% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.63% ✓
• Cap rate: 39.33%
• Cash-on-cash: 117.98%
• DSCR: 6.25
• GRM: 1.8

CMA / ARV

• ARV (median comp): $136,337
• List price: $79,999
• Delta: -41.32%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7713 State Highway 68	0.57mi	4/3.0	2,200 (-4%)	6mo	$105,700	$48	57
820-822 New York Ave	0.52mi	4/3.0	2,351 (+2%)	21mo	$47,000	$20	50
421 Hamilton St	0.93mi	4/3.0	2,250 (-2%)	19mo	$135,000	$60	41
828 Mechanic St	0.51mi	4/2.5	2,067 (-10%)	23mo	$80,000	$39	38
716-718 Franklin St	0.77mi	5/2.0 (+1)	2,720 (+18%)	2mo	$135,000	$50	33

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: —
• Equity multiple: 7.35×
• Total profit: $142,184
• Equity at exit: $27,591

10-year hold

• IRR: —
• Equity multiple: 15.30×
• Total profit: $320,418
• Equity at exit: $36,883

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $134,450 ($62/sqft)
• Median days on market: 54 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.1% vs 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: 233
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$268 /mo · $3,214/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $2,202

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,700
Total (2 units)			$3,700

Break-even live

Break-even rent $912

Max offer price $79,999

Occupancy floor 35%

Sensitivity live

Price	-10% $2,248	-5% $2,225	+0% $2,202	+5% $2,180	+10% $2,157
Rent	-10% $1,910	-5% $2,056	+0% $2,202	+5% $2,348	+10% $2,495
Rate	-1.0pp $2,243	-0.5pp $2,223	base $2,202	+0.5pp $2,182	+1.0pp $2,160

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 County Route 6 Ogdensburg, NY	4.0	1.5	1500	$1,850	$1.23	0d	1	0.81mi

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public waterPublic sewer
• Home design: Multi-family residential income property2 stories
• Construction: Vinyl siding
• Exterior features: Metal roofShingle roof

Interior

• Kitchen: Gas cooktopElectric cooktopMicrowaveRefrigerator
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Insulated windowsGas water heaterMicrowaveRefrigeratorElectric cooktopGas cooktop

Listing history 50 events

1. 2026-11-08
   days on market $79,999 Active 98 DOM
2. 2026-11-07
   days on market $79,999 Active 97 DOM
3. 2026-11-06
   days on market $79,999 Active 96 DOM
4. 2026-11-05
   days on market $79,999 Active 95 DOM
5. 2026-11-04
   days on market $79,999 Active 94 DOM
6. 2026-11-02
   days on market $79,999 Active 92 DOM
7. 2026-11-01
   days on market $79,999 Active 91 DOM
8. 2026-10-31
   days on market $79,999 Active 90 DOM
9. 2026-10-31
   days on market $79,999 Active 89 DOM
10. 2026-10-29
    days on market $79,999 Active 88 DOM
11. 2026-10-28
    days on market $79,999 Active 87 DOM
12. 2026-10-27
    days on market $79,999 Active 86 DOM
13. 2026-10-26
    days on market $79,999 Active 85 DOM
14. 2026-10-25
    days on market $79,999 Active 84 DOM
15. 2026-10-24
    days on market $79,999 Active 83 DOM
16. 2026-10-23
    days on market $79,999 Active 82 DOM
17. 2026-10-22
    days on market $79,999 Active 81 DOM
18. 2026-10-21
    days on market $79,999 Active 80 DOM
19. 2026-10-20
    days on market $79,999 Active 79 DOM
20. 2026-10-19
    days on market $79,999 Active 78 DOM
21. 2026-10-18
    days on market $79,999 Active 77 DOM
22. 2026-10-17
    days on market $79,999 Active 76 DOM
23. 2026-10-16
    days on market $79,999 Active 75 DOM
24. 2026-10-15
    days on market $79,999 Active 74 DOM
25. 2026-10-14
    days on market $79,999 Active 73 DOM
26. 2026-10-13
    days on market $79,999 Active 72 DOM
27. 2026-10-12
    days on market $79,999 Active 71 DOM
28. 2026-10-11
    days on market $79,999 Active 70 DOM
29. 2026-10-10
    days on market $79,999 Active 69 DOM
30. 2026-10-09
    days on market $79,999 Active 68 DOM
31. 2026-10-08
    days on market $79,999 Active 67 DOM
32. 2026-10-07
    days on market $79,999 Active 66 DOM
33. 2026-10-06
    days on market $79,999 Active 65 DOM
34. 2026-10-05
    days on market $79,999 Active 64 DOM
35. 2026-10-04
    days on market $79,999 Active 63 DOM
36. 2026-10-03
    days on market $79,999 Active 62 DOM
37. 2026-10-02
    days on market $79,999 Active 61 DOM
38. 2026-10-01
    days on market $79,999 Active 60 DOM
39. 2026-09-30
    days on market $79,999 Active 59 DOM
40. 2026-09-29
    days on market $79,999 Active 58 DOM
41. 2026-09-28
    days on market $79,999 Active 57 DOM
42. 2026-09-27
    days on market $79,999 Active 56 DOM
43. 2026-09-26
    days on market $79,999 Active 55 DOM
44. 2026-09-25
    days on market $79,999 Active 54 DOM
45. 2026-09-24
    days on market $79,999 Active 53 DOM
46. 2026-09-23
    days on market $79,999 Active 52 DOM
47. 2026-09-21
    days on market $79,999 Active 50 DOM
48. 2026-09-20
    days on market $79,999 Active 49 DOM
49. 2026-09-19
    days on market $79,999 Active 48 DOM
50. 2026-09-19
    days on market $79,999 Active 47 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: $3,214 · $268/mo
• Projected year-2 tax: $3,214 · $268/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $44,400
• − Mortgage interest: −$4,481
• − Property taxes: −$3,214
• − Insurance: −$400
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − Depreciation: −$2,327
• Taxable income: $26,873
• Est. tax owed @ 24.0%: −$6,450
• After-tax cash flow: $19,978/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $11,495–$34,485 screening

This two-family home is in good condition with recent updates and improvements. It is well-maintained and ready for immediate rental or resale.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants ↑
• Rental HVAC maintenance and tune-up — Ensures efficient operation and reduces utility costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 44/100

Zoned Schools

Elementary Madill School F NY #1,361/2,108 Nat'l #17,861/41,679 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%
• 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 parking
• Utilities: Public waterPublic sewer
• Home design: Multi-family residential income property2 stories
• Construction: Vinyl siding
• Exterior features: Metal roofShingle roof

Interior

• Kitchen: Gas cooktopElectric cooktopMicrowaveRefrigerator
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Insulated windowsGas water heaterMicrowaveRefrigeratorElectric cooktopGas cooktop

Price history

+61.6% since first listed

8 events — show timeline

• 2026-08-03 Listed $79,999 SLCMLS
• 2026-06-06 Listing Removed — CNYIS
• 2025-10-28 Listed $79,900 CNYIS
• 2025-06-06 Listed $79,900 SLCMLS
• 2016-05-06 Listing Removed — CNYIS
• 2015-06-12 Listed $45,000 CNYIS
• 2014-06-10 Listing Removed — CNYIS
• 2013-08-23 Listed $49,500 CNYIS

Property tax history

+8.7%/yr

Latest (2025): $3,214 · -37.8% YoY. Source: county tax records.