312 King St · Ogdensburg, NY 13669

$79,900

4 bd · 2.0 ba · 2,299 sqft · SingleFamily public records · 218 Days on market

Built 1885 5,500 sqft lot $35/sqft · 34% below area Est $121k · 34% under

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

Listing remarks MLS

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. This unit is 1 BR, 1BA also having an updated kitchen and bathroom has new flooring, paint and fixtures. The main entrance has a ramp for access and a small area for storage with a paved driveway and parking for two vehicles.

Key facts

• Large bonus room
• Paved driveway
• Updated kitchen

Tags

• NUMEROUS IMPROVEMENTS
• UPDATED KITCHEN
• LARGE BONUS ROOM
• PAVED DRIVEWAY
• PARKING FOR TWO VEHICLES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 5.3% 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+, schools D-, crime 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.
• Market conditions: 127 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 $1k of equity ($552 loan paydown + $853 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $121,232
• List price: $79,900
• Delta: -34.09%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Montgomery St	0.57mi	4/2.0	2,440 (+6%)	5mo	$58,000	$24	59
115 Lafayette St	0.55mi	3/1.5 (-1)	2,336 (+2%)	16mo	$65,000	$28	52
530 Crescent St	0.54mi	5/3.0 (+1)	2,436 (+6%)	9mo	$110,000	$45	48
723 New York Ave	0.45mi	3/2.0 (-1)	2,585 (+12%)	6mo	$105,000	$41	48
425 St. Lawrence Ave	0.23mi	3/2.0 (-1)	1,986 (-14%)	20mo	$75,000	$38	45

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: 28.9%
• Equity multiple: 2.49×
• Total profit: $33,268
• Equity at exit: $27,556

10-year hold

• IRR: 31.4%
• Equity multiple: 4.80×
• Total profit: $84,928
• Equity at exit: $36,837

Cash invested: $22,372 (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 13669

• Home prices YoY: 0.4%
• Active inventory: 127
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $494

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $79,900 Active 218 DOM
2. 2026-06-02
   days on market $79,900 Active 217 DOM
3. 2026-06-01
   days on market $79,900 Active 216 DOM
4. 2026-05-31
   days on market $79,900 Active 215 DOM
5. 2025-10-28
   listed $79,900 Active 911-char remark

   Show marketing remark (911 chars)

   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. This unit is 1 BR, 1BA also having an updated kitchen and bathroom has new flooring, paint and fixtures. The main entrance has a ramp for access and a small area for storage with a paved driveway and parking for two vehicles.

6. 2025-06-06
   listed $79,900 Active
7. 2016-05-06
   historical
8. 2015-06-12
   listed $45,000
9. 2014-06-10
   historical
10. 2013-08-23
    listed $49,500

ⓘ 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 ≥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: $15,898
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,324
• Taxable income: $4,956
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,744/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: 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

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
• Population (ZIP): 15,615

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 (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%

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

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

+61.4% since first listed

6 events — show timeline

• 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

+13.6%/yr

Latest (2025): $5,193 · +0.4% YoY. Source: county tax records.