511 Canton St · Ogdensburg, NY 13669

$72,500

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 93 Days on market

Built 1918 5,530 sqft lot $84/sqft · 7% below area Est $74k · at est.

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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 +22.2/30.0
• ARV discount +8.3/15.0
• 1% rule +7.1/10.0
• DSCR +7.1/10.0
• 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

Welcome home to this charming two-bedroom bungalow, freshly painted throughout and featuring new laminate flooring. Visit the 3D Tour at https://northcountry360tours.com/511CantonSt to view all the updates. The inviting living room and dining room flow seamlessly together, creating an open and comfortable space for everyday living and entertaining. The eat-in kitchen offers a fun retro vibe. Ample storage is available with both a full basement and a walk-up attic. Additional highlights include a paved driveway, two enclosed porches, and a durable new metal roof. The fully fenced backyard is enhanced by mature perennials and greenery, providing privacy and a peaceful outdoor setting. A generous storage shed offers convenient outdoor storage to complete this well-rounded property.

Key facts

• Freshly painted
• Full basement
• Open living space

Tags

• FRESHLY PAINTED
• NEW LAMINATE FLOORING
• OPEN LIVING SPACE
• EAT-IN KITCHEN
• FULL BASEMENT
• WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $1k of equity ($501 loan paydown + $774 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $30k; list at $72k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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: 1.21% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (median comp): $73,882
• List price: $72,500
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Jersey Ave	0.24mi	2/1.0	837 (-3%)	10mo	$139,000	$166	76
800 Montgomery St	0.41mi	2/1.0	906 (+5%)	7mo	$115,000	$127	67
913 Caroline St	0.17mi	2/2.0	852 (-1%)	22mo	$56,500	$66	67
1022 Mechanic St	0.39mi	2/1.5	825 (-4%)	17mo	$37,500	$45	59
812 Montgomery St	0.43mi	2/1.0	834 (-4%)	19mo	$99,500	$119	58
517 Hamilton St	0.51mi	3/1.0 (+1)	837 (-3%)	10mo	$73,140	$87	58
706 Ford Ave	0.71mi	2/1.0	952 (+10%)	5mo	$76,000	$80	46
426 Clark St	0.71mi	3/1.0 (+1)	966 (+12%)	18mo	$32,000	$33	27

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: 8.8%
• Equity multiple: 1.45×
• Total profit: $9,135
• Equity at exit: $25,004

10-year hold

• IRR: 12.8%
• Equity multiple: 2.56×
• Total profit: $31,738
• Equity at exit: $33,426

Cash invested: $20,300 (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: 6.9×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $117

Break-even live

Break-even rent $730

Max offer price $72,500

Occupancy floor 82%

Sensitivity live

Price	-10% $158	-5% $138	+0% $117	+5% $97	+10% $76
Rent	-10% $48	-5% $83	+0% $117	+5% $152	+10% $187
Rate	-1.0pp $154	-0.5pp $136	base $117	+0.5pp $99	+1.0pp $80

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $72,500 Active 93 DOM
2. 2026-06-18
   days on market $72,500 Active 91 DOM
3. 2026-06-17
   days on market $72,500 Active 90 DOM
4. 2026-06-16
   days on market $72,500 Active 89 DOM
5. 2026-06-15
   days on market $72,500 Active 88 DOM
6. 2026-06-13
   days on market $72,500 Active 86 DOM
7. 2026-06-12
   days on market $72,500 Active 85 DOM
8. 2026-06-09
   days on market $72,500 Active 82 DOM
9. 2026-06-08
   days on market $72,500 Active 81 DOM
10. 2026-06-07
    days on market $72,500 Active 80 DOM
11. 2026-06-07
    days on market $72,500 Active 79 DOM
12. 2026-06-04
    days on market $72,500 Active 76 DOM
13. 2026-06-02
    days on market $72,500 Active 75 DOM
14. 2026-06-01
    days on market $72,500 Active 74 DOM
15. 2026-05-31
    days on market $72,500 Active 73 DOM
16. 2026-03-18
    listed $72,500 Active 790-char remark

    Show marketing remark (790 chars)

    Welcome home to this charming two-bedroom bungalow, freshly painted throughout and featuring new laminate flooring. Visit the 3D Tour at https://northcountry360tours.com/511CantonSt to view all the updates. The inviting living room and dining room flow seamlessly together, creating an open and comfortable space for everyday living and entertaining. The eat-in kitchen offers a fun retro vibe. Ample storage is available with both a full basement and a walk-up attic. Additional highlights include a paved driveway, two enclosed porches, and a durable new metal roof. The fully fenced backyard is enhanced by mature perennials and greenery, providing privacy and a peaceful outdoor setting. A generous storage shed offers convenient outdoor storage to complete this well-rounded property.

17. 2017-02-07
    soldstatus $30,000 277-char remark

    Show marketing remark (277 chars)

    Home Sweet Home. .This two bedroom bungalow has a living room and a dining room ope to each other. The eat in kitchen is retro. There is both a full basement and a walk up attic for storage. Other features include a paved drive full, two porches, and a fenced yard with a shed.

18. 2016-11-07
    listed $34,500 277-char remark

    Show marketing remark (277 chars)

    Home Sweet Home. .This two bedroom bungalow has a living room and a dining room ope to each other. The eat in kitchen is retro. There is both a full basement and a walk up attic for storage. Other features include a paved drive full, two porches, and a fenced yard with a shed.

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 6/10 Major FEMA zone X · 69% 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: $10,542
• − Mortgage interest: −$4,061
• − Property taxes: −$1,994
• − Insurance: −$362
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,109
• Taxable income: $329
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,331/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

+110.1% since first listed

3 events — show timeline

• 2026-03-18 Listed $72,500 SLCMLS
• 2017-02-07 Sold (MLS) $30,000 SLCMLS
• 2016-11-07 Listed $34,500 SLCMLS

Property tax history

+14.0%/yr

Latest (2025): $1,994 · +0.7% YoY. Source: county tax records.