1119 Greene St · Ogdensburg, NY 13669

$25,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 147 Days on market

Built 1900 4,224 sqft lot $23/sqft · 63% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

Key facts

• New furnace
• Water heater
• Fully fenced yard

Tags

• CORNER LOT
• NEW FURNACE
• WATER HEATER
• UPDATED PLUMBING
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.5% 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: 133 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 $440 of equity ($173 loan paydown + $267 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $25k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1900 — 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 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?
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. 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?
9. 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.
10. 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.
11. 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: 4.19% ✓
• Cap rate: 35.48%
• Cash-on-cash: 104.25%
• DSCR: 5.64
• GRM: 2.0

CMA / ARV

• ARV (median comp): $67,046
• List price: $25,000
• Delta: -62.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Park St	0.07mi	3/1.0	1,135 (+4%)	5mo	$50,000	$44	86
933 Greene St	0.15mi	3/1.0	1,183 (+8%)	2mo	$48,000	$41	77
420 Judson St	0.19mi	3/1.0	1,152 (+6%)	9mo	$72,000	$63	74
1023 Ford St	0.11mi	2/1.0 (-1)	1,211 (+11%)	2mo	$46,500	$38	70
1016 Jay St	0.17mi	2/1.0 (-1)	1,008 (-8%)	6mo	$99,000	$98	69
706 Elizabeth St	0.52mi	3/1.0	1,044 (-4%)	2mo	$25,000	$24	67
816 Washington St	0.32mi	3/2.0	1,188 (+9%)	3mo	$95,000	$80	64
905 Hamilton St	0.55mi	3/1.5	1,104 (+1%)	9mo	$130,000	$118	62
130 Paterson St	0.31mi	3/1.0	1,230 (+13%)	4mo	$15,500	$13	61
1617 Jay St	0.32mi	2/1.0 (-1)	1,009 (-7%)	8mo	$65,000	$64	61
316 Rosseel St	0.24mi	2/1.5 (-1)	1,253 (+15%)	4mo	$115,000	$92	54
1020 E David St	0.50mi	3/2.0	1,176 (+8%)	10mo	$159,900	$136	52

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: 6.62×
• Total profit: $39,327
• Equity at exit: $8,622

10-year hold

• IRR: —
• Equity multiple: 13.73×
• Total profit: $89,097
• Equity at exit: $11,526

Cash invested: $7,000 (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: 133
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $608

Break-even live

Break-even rent $277

Max offer price $25,000

Occupancy floor 37%

Sensitivity live

Price	-10% $622	-5% $615	+0% $608	+5% $601	+10% $594
Rent	-10% $525	-5% $567	+0% $608	+5% $650	+10% $691
Rate	-1.0pp $621	-0.5pp $615	base $608	+0.5pp $602	+1.0pp $595

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $25,000 Active 147 DOM
2. 2026-06-18
   days on market $25,000 Active 145 DOM
3. 2026-06-17
   days on market $25,000 Active 144 DOM
4. 2026-06-16
   days on market $25,000 Active 143 DOM
5. 2026-06-15
   days on market $25,000 Active 142 DOM
6. 2026-06-13
   days on market $25,000 Active 140 DOM
7. 2026-06-12
   days on market $25,000 Active 139 DOM
8. 2026-06-09
   days on market $25,000 Active 136 DOM
9. 2026-06-08
   days on market $25,000 Active 135 DOM
10. 2026-06-07
    days on market $25,000 Active 134 DOM
11. 2026-06-07
    days on market $25,000 Active 133 DOM
12. 2026-06-04
    days on market $25,000 Active 130 DOM
13. 2026-06-02
    days on market $25,000 Active 129 DOM
14. 2026-06-01
    days on market $25,000 Active 128 DOM
15. 2026-05-31
    days on market $25,000 Active 127 DOM
16. 2026-04-12
    status Active 633-char remark

    Show marketing remark (633 chars)

    Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

17. 2026-04-12
    price $25,000 633-char remark

    Show marketing remark (633 chars)

    Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

18. 2025-11-22
    status Active 633-char remark

    Show marketing remark (633 chars)

    Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

19. 2025-11-13
    status Pending 633-char remark

    Show marketing remark (633 chars)

    Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

20. 2025-08-26
    listed $29,000 Active 633-char remark

    Show marketing remark (633 chars)

    Investor Special – 3BR Home on Corner Lot with Updates to Key Systems! Bring your vision and tools to this two-story, 3-bedroom, 1-bath home full of potential. While it needs significant repairs and updates throughout, major investments have already been made; including a new furnace, water heater, and updated plumbing. Situated on a spacious corner lot with a fully fenced yard, this property offers great outdoor space. Ideal for investors, flippers, or handy buyers looking to build equity with some sweat equity. With solid bones and key systems already upgraded, this could be your next great project. Being sold as-is.

21. 2023-12-08
    soldstatus $15,000 Closed 846-char remark

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

22. 2023-12-08
    soldstatus $15,000 Closed

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

23. 2023-10-20
    status Pending 846-char remark

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

24. 2023-09-15
    status Pending
25. 2023-08-12
    listed $19,000 Active
26. 2023-06-30
    status Active 846-char remark

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

27. 2023-06-14
    status Pending 846-char remark

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

28. 2021-09-12
    listed $19,900 846-char remark

    Show marketing remark (846 chars)

    PRICE REDUCED AND WILLING TO LOOK AT REASINABLE OFFERS!!! 1119 Greene Street is the perfect property for that special buyer with skills and a vision. It has a sound structure and with materials and know how you could create an inviting home or purchase to rehab and flip. The main floor offers a kitchen, double living room, dining room and laundry/mudroom. The charming staircase in the formal entry leads to three bedrooms and a bath. Outside features include a fenced in yard, large storage shed, a glassed in porch on the front of the home, a screened in patio on on the rear of the home along with a paved driveway. The exterior of the home has been maintained to include painting of the exterior, window trim and foundation walls. Located on the corner of Greene and Parks Streets this is a great opportunity in a very convenient location!!

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 ≥94°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: $12,561
• − Mortgage interest: −$1,400
• − Property taxes: −$928
• − Insurance: −$125
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$727
• Taxable income: $7,371
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $5,529/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

+25.6% since first listed

13 events — show timeline

• 2026-04-12 Relisted — SLCMLS
• 2026-04-12 Price Changed $25,000 SLCMLS
• 2025-11-22 Relisted — SLCMLS
• 2025-11-13 Pending — SLCMLS
• 2025-08-26 Listed $29,000 SLCMLS
• 2023-12-08 Sold (MLS) $15,000 SLCMLS
• 2023-12-08 Sold (MLS) $15,000 SLCMLS
• 2023-10-20 Pending — SLCMLS
• 2023-09-15 Pending — SLCMLS
• 2023-08-12 Listed $19,000 SLCMLS
• 2023-06-30 Relisted — SLCMLS
• 2023-06-14 Pending — SLCMLS
• 2021-09-12 Listed $19,900 SLCMLS

Property tax history

+18.8%/yr

Latest (2025): $928 · +0.7% YoY. Source: county tax records.