309 Adams Ave · Ogdensburg, NY 13669

$34,900

3 bd · 1.0 ba · 865 sqft · SingleFamily public records · 158 Days on market

Built 1878 Fair condition 1,333 sqft lot $40/sqft · 54% below area ↓ 12% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

What a find a cozy home with up to 4 bedrooms. This sweet home has a large eat in kitchen, open living room/ entry with a downstairs bathroom and bedroom. The second floor has three more bedrooms with a large open multipurpose room at the top of the stairs. The first-floor bath has a stand-up shower tile the second-floor full bath has a tub and handheld shower wand. There is a metal roof and a circuit breaker electrical entrance. A petite backyard with a small storage shed Rounds out the exterior. All appliances are included.

Key facts

• Large eat in kitchen
• Open living room
• Metal roof

Tags

• LARGE EAT IN KITCHEN
• OPEN LIVING ROOM
• DOWNSTAIRS BATHROOM
• MULTIPURPOSE ROOM
• STAND UP SHOWER
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 7.1% 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: 200 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 $613 of equity ($241 loan paydown + $372 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1878 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.96% ✓
• Cap rate: 23.58%
• Cash-on-cash: 61.76%
• DSCR: 3.75
• GRM: 2.8

CMA / ARV

• ARV (median comp): $76,283
• List price: $34,900
• Delta: -54.25%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Jefferson Ave	0.09mi	3/1.0	935 (+8%)	5mo	$95,000	$102	78
424 Rensselaer Ave	0.10mi	2/1.0 (-1)	936 (+8%)	10mo	$75,000	$80	68
312 Madison Ave	0.17mi	2/1.0 (-1)	900 (+4%)	16mo	$83,900	$93	67
706 Ford Ave	0.42mi	2/1.0 (-1)	952 (+10%)	8mo	$76,000	$80	52
920 Ogden St	0.26mi	2/1.0 (-1)	974 (+13%)	16mo	$23,500	$24	48
1022 Mechanic St	0.73mi	2/1.5 (-1)	825 (-5%)	20mo	$37,500	$45	35

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: 64.7%
• Equity multiple: 4.36×
• Total profit: $32,857
• Equity at exit: $12,037

10-year hold

• IRR: 65.9%
• Equity multiple: 8.86×
• Total profit: $76,794
• Equity at exit: $16,090

Cash invested: $9,772 (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: 5 active · 3 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $79,900 ($82/sqft)
• Median days on market: 55 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +7.9% 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: 200
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $503

Break-even live

Break-even rent $397

Max offer price $34,900

Occupancy floor 46%

Sensitivity live

Price	-10% $523	-5% $513	+0% $503	+5% $493	+10% $483
Rent	-10% $421	-5% $462	+0% $503	+5% $544	+10% $585
Rate	-1.0pp $520	-0.5pp $512	base $503	+0.5pp $494	+1.0pp $485

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: $8,725
• Closing costs: $1,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-09-23
   days on market $34,900 Active 158 DOM
2. 2026-09-21
   days on market $34,900 Active 156 DOM
3. 2026-09-20
   days on market $34,900 Active 155 DOM
4. 2026-09-19
   days on market $34,900 Active 154 DOM
5. 2026-09-19
   days on market $34,900 Active 153 DOM
6. 2026-09-17
   days on market $34,900 Active 152 DOM
7. 2026-09-17
   days on market $34,900 Active 151 DOM
8. 2026-09-16
   days on market $34,900 Active 150 DOM
9. 2026-09-14
   days on market $34,900 Active 149 DOM
10. 2026-09-13
    days on market $34,900 Active 148 DOM
11. 2026-09-12
    days on market $34,900 Active 147 DOM
12. 2026-09-11
    days on market $34,900 Active 146 DOM
13. 2026-09-05
    days on market $34,900 Active 140 DOM
14. 2026-09-04
    days on market $34,900 Active 139 DOM
15. 2026-09-03
    days on market $34,900 Active 138 DOM
16. 2026-09-02
    days on market $34,900 Active 137 DOM
17. 2026-08-30
    days on market $34,900 Active 134 DOM
18. 2026-08-29
    days on market $34,900 Active 133 DOM
19. 2026-08-28
    days on market $34,900 Active 132 DOM
20. 2026-08-27
    days on market $34,900 Active 131 DOM
21. 2026-08-26
    days on market $34,900 Active 130 DOM
22. 2026-08-25
    days on market $34,900 Active 129 DOM
23. 2026-08-24
    days on market $34,900 Active 128 DOM
24. 2026-08-23
    days on market $34,900 Active 127 DOM
25. 2026-08-22
    days on market $34,900 Active 126 DOM
26. 2026-08-21
    days on market $34,900 Active 125 DOM
27. 2026-08-20
    days on market $34,900 Active 124 DOM
28. 2026-08-19
    days on market $34,900 Active 123 DOM
29. 2026-08-18
    status $34,900 Active 122 DOM
30. 2026-03-18
    price $34,900 531-char remark

    Show marketing remark (531 chars)

    What a find a cozy home with up to 4 bedrooms. This sweet home has a large eat in kitchen, open living room/ entry with a downstairs bathroom and bedroom. The second floor has three more bedrooms with a large open multipurpose room at the top of the stairs. The first-floor bath has a stand-up shower tile the second-floor full bath has a tub and handheld shower wand. There is a metal roof and a circuit breaker electrical entrance. A petite backyard with a small storage shed Rounds out the exterior. All appliances are included.

31. 2026-01-19
    listed $39,500 Active 531-char remark

    Show marketing remark (531 chars)

    What a find a cozy home with up to 4 bedrooms. This sweet home has a large eat in kitchen, open living room/ entry with a downstairs bathroom and bedroom. The second floor has three more bedrooms with a large open multipurpose room at the top of the stairs. The first-floor bath has a stand-up shower tile the second-floor full bath has a tub and handheld shower wand. There is a metal roof and a circuit breaker electrical entrance. A petite backyard with a small storage shed Rounds out the exterior. All appliances are included.

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 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: $12,401
• − Mortgage interest: −$1,955
• − Property taxes: −$1,391
• − Insurance: −$174
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,015
• Taxable income: $5,881
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $4,623/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $21,625–$38,925 screening

This home requires significant exterior repairs and maintenance, including painting, landscaping, and replacing the roof and siding. While it has potential, the current condition is not ideal for immediate resale or rental.

Repairs flagged

• Major roof — Significant wear and tear
• Major siding — Visible discoloration and wear
• Major fencing — Metal fencing appears rusted and in poor condition
• Major landscaping — Overgrown and minimal

Value-add opportunities

• Both painting the exterior — Fresh paint can improve curb appeal and home value ↑
• Both landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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%
• 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%

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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

Price history

-11.6% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $34,900 SLCMLS
• 2026-01-19 Listed $39,500 SLCMLS

Property tax history

+126.6%/yr

Latest (2025): $1,391 · +0.7% YoY. Source: county tax records.