213 Main St · Ogdensburg, NY 13669

$22,500

2 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 122 Days on market

Built 1920 $20/sqft · 76% 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

A perfect project! This home is ready for sheetrock and the finishing touches. All buiding materials onsite will stay- Cabinets, Bath Fixtures, sheetrock and more. The ist follr has a den/ diningroom, Kitchen, huge livingroom. Upstairs is a full bath with laundry area and two bedrooms. The double lot is huge. It runs from Main Street to the entire corner of Jackson St.

Key facts

• Laundry area
• Double lot
• Huge livingroom

Tags

• DOUBLE LOT
• LAUNDRY AREA
• HUGE LIVINGROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.3% 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 $396 of equity ($156 loan paydown + $240 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $6k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $22k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 4.56% ✓
• Cap rate: 41.27%
• Cash-on-cash: 124.92%
• DSCR: 6.56
• GRM: 1.8

CMA / ARV

• ARV (median comp): $80,637
• List price: $22,500
• Delta: -72.10%
• 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
215 Main Streer St	0.00mi	2/1.0	1,050 (-7%)	12mo	$45,000	$43	76
514 Covington St	0.23mi	1/1.0 (-1)	1,149 (+2%)	8mo	$53,000	$46	72
212 Ogden St	0.25mi	2/1.0	1,114 (-1%)	16mo	$40,000	$36	70
818 South Water St	0.48mi	3/1.0 (+1)	1,155 (+2%)	6mo	$26,000	$23	62
1006 Mechanic St	0.62mi	2/1.0	1,116 (-1%)	8mo	$80,000	$72	61
2 Grove St	0.49mi	2/1.0	1,226 (+9%)	4mo	$57,500	$47	57
501 St Lawrence Ave	0.38mi	3/1.0 (+1)	1,107 (-2%)	20mo	$49,000	$44	55
934 State St	0.73mi	2/2.0	1,168 (+4%)	6mo	$69,900	$60	53
406 Oak St	0.56mi	3/2.0 (+1)	1,189 (+5%)	18mo	$24,500	$21	43
920 Ogden St	0.60mi	2/1.0	974 (-14%)	13mo	$23,500	$24	36
1008 Ford Ave	0.72mi	2/1.0	999 (-11%)	12mo	$89,900	$90	35
520 Montgomery St	0.72mi	3/1.5 (+1)	1,276 (+13%)	14mo	$124,000	$97	28

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: 7.16×
• Total profit: $38,779
• Equity at exit: $7,760

10-year hold

• IRR: —
• Equity multiple: 14.89×
• Total profit: $87,519
• Equity at exit: $10,373

Cash invested: $6,300 (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: 127
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $600

Break-even live

Break-even rent $267

Max offer price $22,500

Occupancy floor 37%

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   statusdays on market $22,500 Pending 122 DOM
2. 2026-06-09
   status $22,500 Active 119 DOM
3. 2026-04-15
   price $22,500 371-char remark

   Show marketing remark (371 chars)

   A perfect project! This home is ready for sheetrock and the finishing touches. All buiding materials onsite will stay- Cabinets, Bath Fixtures, sheetrock and more. The ist follr has a den/ diningroom, Kitchen, huge livingroom. Upstairs is a full bath with laundry area and two bedrooms. The double lot is huge. It runs from Main Street to the entire corner of Jackson St.

4. 2026-01-20
   listed $29,000 Active 371-char remark

   Show marketing remark (371 chars)

   A perfect project! This home is ready for sheetrock and the finishing touches. All buiding materials onsite will stay- Cabinets, Bath Fixtures, sheetrock and more. The ist follr has a den/ diningroom, Kitchen, huge livingroom. Upstairs is a full bath with laundry area and two bedrooms. The double lot is huge. It runs from Main Street to the entire corner of Jackson St.

5. 2017-02-08
   soldstatus $8,000 735-char remark

   Show marketing remark (735 chars)

   Priced at less than half the home's assessed value for a quick sale to settle an estate. The house needs a good cleaning and TLC but could possibly be a rental or investment property. The first floor has a front living room, a small bathroom with a shower and toilet, a kitchen - dining room combination, and a large room to the rear of the house that could be a second living room, family room, or even a large master bedroom. On the second floor, there's a large bathroom, and two good sized bedrooms. One the front of the house there's an enclosed sitting porch and out back there's a deep back yard that goes to the next street behind and over to the corner of the block. Note that this house does need work, Executor of the estate

6. 2017-02-06
   soldstatus $8,100
7. 2016-08-13
   listed $16,900 735-char remark

   Show marketing remark (735 chars)

   Priced at less than half the home's assessed value for a quick sale to settle an estate. The house needs a good cleaning and TLC but could possibly be a rental or investment property. The first floor has a front living room, a small bathroom with a shower and toilet, a kitchen - dining room combination, and a large room to the rear of the house that could be a second living room, family room, or even a large master bedroom. On the second floor, there's a large bathroom, and two good sized bedrooms. One the front of the house there's an enclosed sitting porch and out back there's a deep back yard that goes to the next street behind and over to the corner of the block. Note that this house does need work, Executor of the estate

ⓘ 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 10/10 Extreme FEMA zone X · 99% 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: $12,324
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$779
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$655
• Taxable income: $7,321
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $5,447/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

+33.1% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $22,500 SLCMLS
• 2026-01-20 Listed $29,000 SLCMLS
• 2017-02-08 Sold (MLS) $8,000 SLCMLS
• 2017-02-06 Sold (Public Records) $8,100 Public Records
• 2016-08-13 Listed $16,900 SLCMLS

Property tax history

+1.5%/yr

Latest (2025): $1,159 · +0.7% YoY. Source: county tax records.