73 Elm St · Potsdam, NY 13676

$222,000

4 bd · 1.5 ba · 2,292 sqft · SingleFamily · 17 Days on market

Built 1925 0.92 ac lot $97/sqft · 8% below area Est $241k · 8% under

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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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks

WELCOME TO THIS GORGEOUS POTSDAM SANDSTONE HOME ~ IT'S TRULY A MUST SEE! Built in 1925 and known as the Scheller House, this beautiful home was constructed with Potsdam sandstone from the local quarries and is full of charm and character. Situated on a double lot with a large back yard, you will enjoy relaxing and entertaining on the stamped concrete patio with a firepit. As you enter the home, you are welcomed by a stunning foyer, a lovely staircase and beautiful hardwood floors. The spacious living room features a wood burning fireplace, abundant natural light and plenty of space for entertaining. Just off the living room is a bright sunroom filled with windows that could serve as a main

Key facts

• Bright sunroom
• Walk-up attic
• 0.92 acre lot

Tags

• POTSDAM SANDSTONE HOME
• STAMPED CONCRETE PATIO
• WOOD BURNING FIREPLACE
• BRIGHT SUNROOM
• BUILT-IN CORNER CABINET
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Stone exterior; Shingle roof; Basement
• Exterior features: Porch; Frontage approximately 118 feet; Lot about 0.92 acre

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 8
• Flooring: Hardwood; Wood; Carpet; Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Ceiling fan cooling
• Interior features: Entrance foyer; Insulated windows; Wood-burning fireplace in the living room; Basement present
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (34.6% below list).
• Recommended offer: $145k (34.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#249 in NY, #3,908 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Potsdam Central School District (town): math 53% / reading 66% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lawrence Avenue Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 551 students, 39% FRL); A A Kingston Middle School (math 27% / reading 54%, grade F, #409 of 729 statewide, top 56%, 368 students, 40% FRL); Potsdam Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 372 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 118 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,181 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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?
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: 0.65% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $241,412
• List price: $222,000
• Delta: -8.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Hamilton St	0.41mi	4/1.5	2,246 (-2%)	4mo	$150,000	$67	74
79 Main St	0.14mi	4/2.0	2,134 (-7%)	8mo	$125,000	$59	74
26 Lawrence Ave	0.28mi	4/2.0	2,356 (+3%)	21mo	$194,000	$82	63
18 Broad St	0.38mi	3/1.5 (-1)	2,228 (-3%)	12mo	$147,000	$66	63
21 Leroy St	0.36mi	4/2.0	2,061 (-10%)	10mo	$254,000	$123	56
86 Market St	0.62mi	4/2.0	2,205 (-4%)	11mo	$150,520	$68	54
37 Main St	0.39mi	3/1.5 (-1)	2,029 (-12%)	5mo	$201,000	$99	54
17 Pleasant St	0.49mi	4/2.0	2,490 (+9%)	10mo	$196,000	$79	52
86 Elm St	0.15mi	4/2.0	2,584 (+13%)	23mo	$280,000	$108	51
15 Leroy St	0.32mi	5/3.0 (+1)	2,456 (+7%)	23mo	$253,000	$103	43
8 Hillcrest Ave	0.69mi	4/2.0	2,016 (-12%)	10mo	$255,000	$126	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $96,264
• Equity at exit: $199,995

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $302,922
• Equity at exit: $431,297

Cash invested: $62,160 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 118
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$278 /mo · $3,330/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-387

Break-even live

Break-even rent $1,942

Max offer price $165,963

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-311	+0% $-387	+5% $-464	+10% $-541
Rent	-10% $-502	-5% $-445	+0% $-387	+5% $-330	+10% $-273
Rate	-1.0pp $-275	-0.5pp $-331	base $-387	+0.5pp $-445	+1.0pp $-503

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 1373-char remark
2. 2026-04-30
   listed $222,000 Active 1373-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,422
• − Mortgage interest: −$12,435
• − Property taxes: −$3,330
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$6,458
• Taxable loss: −$8,699
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-2,559/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: Potsdam Central School District
• NCES district ID: 3623670
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 66% ▲ 12.00%
• Median HH income: $44,144
• Composite: 50.05/100
• National rank: #1915
• State rank: #258 of 590 in NY

Livability — Potsdam

• Score: 75/100
• State rank: #249
• US rank: #3908

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potsdam, NY
• City population: 2,123
• Population (ZIP): 13,408

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 48.01%
• Current HPI: 318.7704
• 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

2 events — show timeline

• 2026-05-18 Pending — SLCMLS
• 2026-04-30 Listed $222,000 SLCMLS