98 Main St · Potsdam, NY 13676

$179,000

7 bd · 2.0 ba · 2,763 sqft · MultiFamily public records · 516 Days on market

Built 1900 Fair condition $65/sqft · 46% below area Est $292k · 39% under

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Why this score? — see what drove the A+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This spacious 6-bedroom, 2-bathroom home offers incredible potential for a large residence or the option to rent it as a duplex. With 2,425 square feet of living space and hardwood floors throughout, this property combines charm and functionality. The charm does not end with the floors - you’ll also find an upstairs sunroom, a double bedroom, large closets, a vast living room, a laundry room, and more. The flexible layout includes two separate entrances, two kitchens, and two furnaces, making it simple to use as a duplex. Plus, the large bedrooms provide ample space for comfort and privacy. Outside, you'll find a two-car garage and a convenient U-shaped paved driveway that provides plenty of parking and easy access. Whether you're seeking a spacious family residence or an investment opportunity, this property is ready to fulfill your vision. Schedule your viewing today to discover all this property has to offer!

Key facts

• Upstairs sunroom
• Laundry room
• Double bedroom

Tags

• UPSTAIRS SUNROOM
• DOUBLE BEDROOM
• LARGE CLOSETS
• VAST LIVING ROOM
• LAUNDRY ROOM
• TWO SEPARATE ENTRANCES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive. Per door: $443/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.9% in Potsdam — 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 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: 170 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 $19k of equity ($1k loan paydown + $18k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 516 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $70k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 516 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 4.9

CMA / ARV

• ARV (median comp): $291,654
• List price: $179,000
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Bay St	0.18mi	6/1.5 (-1)	2,400 (-13%)	6mo	$120,000	$50	58
24 Pierrepont Ave	0.29mi	6/2.0 (-1)	2,689 (-3%)	30mo	$89,000	$33	57
19 Garden St	0.58mi	6/2.0 (-1)	2,720 (-2%)	17mo	$143,500	$53	51
7A, 7B Pierrepont Ave	0.36mi	7/3.0	3,384 (+22%)	26mo	$165,000	$49	34
12 A & B Willow St	0.73mi	6/2.0 (-1)	2,288 (-17%)	19mo	$173,900	$76	20
89 Market St	0.75mi	6/4.5 (-1)	2,358 (-15%)	20mo	$210,000	$89	9
27 27 1/2 Pine St	1.12mi	6/4.0 (-1)	2,209 (-20%)	33mo	$200,000	$91	7

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: 40.2%
• Equity multiple: 4.07×
• Total profit: $154,116
• Equity at exit: $161,257

10-year hold

• IRR: 34.7%
• Equity multiple: 9.18×
• Total profit: $409,960
• Equity at exit: $347,758

Cash invested: $50,120 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $189,500 ($72/sqft)
• Median days on market: 145 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +46.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13676

• Home prices YoY: 17.7%
• Active inventory: 170
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,071 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$527 /mo · $6,328/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $885

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,070
Total (2 units)			$3,071

Break-even live

Break-even rent $1,950

Max offer price $179,000

Occupancy floor 66%

Sensitivity live

Price	-10% $987	-5% $936	+0% $885	+5% $835	+10% $784
Rent	-10% $643	-5% $764	+0% $885	+5% $1,007	+10% $1,128
Rate	-1.0pp $976	-0.5pp $931	base $885	+0.5pp $839	+1.0pp $792

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Outer Main St Potsdam, NY	3.0	1.0–3.0	—	$1,519	—	1d	1	0.65mi
2 Carol Ct Potsdam, NY	2.0	1.0	1278	$1,450	$1.13	139d	1	0.71mi
608 Swan St Potsdam, NY	2.0–3.0	1.5	1680	$1,650	$0.98	1d	1	0.85mi
118 Leroy St Potsdam, NY	2.0	1.0	800	$1,250	$1.56	1d	1	1.17mi

Listing history 8 events

1. 2026-05-31
   days on market $179,000 Active 516 DOM
2. 2026-03-04
   price $179,000 931-char remark

   Show marketing remark (931 chars)

   This spacious 6-bedroom, 2-bathroom home offers incredible potential for a large residence or the option to rent it as a duplex. With 2,425 square feet of living space and hardwood floors throughout, this property combines charm and functionality. The charm does not end with the floors - you’ll also find an upstairs sunroom, a double bedroom, large closets, a vast living room, a laundry room, and more. The flexible layout includes two separate entrances, two kitchens, and two furnaces, making it simple to use as a duplex. Plus, the large bedrooms provide ample space for comfort and privacy. Outside, you'll find a two-car garage and a convenient U-shaped paved driveway that provides plenty of parking and easy access. Whether you're seeking a spacious family residence or an investment opportunity, this property is ready to fulfill your vision. Schedule your viewing today to discover all this property has to offer!

3. 2025-10-14
   price $205,000 931-char remark

   Show marketing remark (931 chars)

   This spacious 6-bedroom, 2-bathroom home offers incredible potential for a large residence or the option to rent it as a duplex. With 2,425 square feet of living space and hardwood floors throughout, this property combines charm and functionality. The charm does not end with the floors - you’ll also find an upstairs sunroom, a double bedroom, large closets, a vast living room, a laundry room, and more. The flexible layout includes two separate entrances, two kitchens, and two furnaces, making it simple to use as a duplex. Plus, the large bedrooms provide ample space for comfort and privacy. Outside, you'll find a two-car garage and a convenient U-shaped paved driveway that provides plenty of parking and easy access. Whether you're seeking a spacious family residence or an investment opportunity, this property is ready to fulfill your vision. Schedule your viewing today to discover all this property has to offer!

4. 2025-05-01
   price $235,000 931-char remark

   Show marketing remark (931 chars)

   This spacious 6-bedroom, 2-bathroom home offers incredible potential for a large residence or the option to rent it as a duplex. With 2,425 square feet of living space and hardwood floors throughout, this property combines charm and functionality. The charm does not end with the floors - you’ll also find an upstairs sunroom, a double bedroom, large closets, a vast living room, a laundry room, and more. The flexible layout includes two separate entrances, two kitchens, and two furnaces, making it simple to use as a duplex. Plus, the large bedrooms provide ample space for comfort and privacy. Outside, you'll find a two-car garage and a convenient U-shaped paved driveway that provides plenty of parking and easy access. Whether you're seeking a spacious family residence or an investment opportunity, this property is ready to fulfill your vision. Schedule your viewing today to discover all this property has to offer!

5. 2024-12-31
   listed $249,000 Active 931-char remark

   Show marketing remark (931 chars)

   This spacious 6-bedroom, 2-bathroom home offers incredible potential for a large residence or the option to rent it as a duplex. With 2,425 square feet of living space and hardwood floors throughout, this property combines charm and functionality. The charm does not end with the floors - you’ll also find an upstairs sunroom, a double bedroom, large closets, a vast living room, a laundry room, and more. The flexible layout includes two separate entrances, two kitchens, and two furnaces, making it simple to use as a duplex. Plus, the large bedrooms provide ample space for comfort and privacy. Outside, you'll find a two-car garage and a convenient U-shaped paved driveway that provides plenty of parking and easy access. Whether you're seeking a spacious family residence or an investment opportunity, this property is ready to fulfill your vision. Schedule your viewing today to discover all this property has to offer!

6. 2018-02-08
   soldstatus $135,000 196-char remark

   Show marketing remark (196 chars)

   Great 2 family home that was once a one family. This home has great rental income with 7 bedroom. s total. Beautiful hardwood floors are throughout the home. 2 car detached garage on a corner lot.

7. 2017-08-18
   listed $139,000 196-char remark

   Show marketing remark (196 chars)

   Great 2 family home that was once a one family. This home has great rental income with 7 bedroom. s total. Beautiful hardwood floors are throughout the home. 2 car detached garage on a corner lot.

8. 2010-08-30
   soldstatus $80,000

ⓘ 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: $6,328 · $527/mo
• Projected year-2 tax: $6,328 · $527/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 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: $36,852
• − Mortgage interest: −$10,027
• − Property taxes: −$6,328
• − Insurance: −$895
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − Depreciation: −$5,207
• Taxable income: $8,498
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $8,586/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $69,075–$124,335 screening

This multi-family home requires extensive repairs and maintenance, including roof replacement, siding repair and repainting, painting interior walls and ceilings, bathroom renovation, and flooring replacement. The home has potential for significant value increase with these updates.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major siding — The siding is peeling and in need of repainting.
• Major paint — The interior walls and ceilings show signs of wear and tear, with some areas appearing to be in need of painting or repairs.
• Major bathroom — The bathroom appears to be in poor condition, with peeling paint and potential mold or mildew.
• Major flooring — The flooring in the living areas appears to be hardwood, but the condition is not clear from the photos. There is a visible area with a different flooring material, possibly carpet or laminate, which may need to be replaced.

Value-add opportunities

• Both roof replacement — A new roof will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both siding repair and repainting — Repairing and repainting the siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both painting interior walls and ceilings — Painting the interior walls and ceilings will improve the home's condition and increase its value for both resale and rental. ↑
• Both bathroom renovation — Renovating the bathroom will improve its condition and increase its value for both resale and rental. ↑
• Both flooring replacement — Replacing the flooring in the living areas will improve the home's condition and increase its value for both resale and rental. ↑

ⓘ 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.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Lawrence Avenue Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle A A Kingston Middle School F NY #409/729 Nat'l #5,872/14,009 High Potsdam Senior High School A+ NY #171/1,100 Nat'l #281/17,239

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

B Composite livability gradescore 75/100

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
• County: St. Lawrence · 110,027 people
• City population: 2,123
• Population (ZIP): 13,408
• Household income: $56,900
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 25% 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 (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%

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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: ▲ 48.01%
• Current HPI: 318.7704
• 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

+123.8% since first listed

7 events — show timeline

• 2026-03-04 Price Changed $179,000 SLCMLS
• 2025-10-14 Price Changed $205,000 SLCMLS
• 2025-05-01 Price Changed $235,000 SLCMLS
• 2024-12-31 Listed $249,000 SLCMLS
• 2018-02-08 Sold (MLS) $135,000 ACVMLS
• 2017-08-18 Listed $139,000 ACVMLS
• 2010-08-30 Sold (Public Records) $80,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,328 · +25.1% YoY. Source: county tax records.