1719 Ford St · Ogdensburg, NY 13669

$89,500

3 bd · 1.0 ba · 1,864 sqft · SingleFamily public records · 21 Days on market

Built 1900 4,792 sqft lot Est $78k · 14% over

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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 +25.2/30.0
• 1% rule +8.9/10.0
• DSCR +8.3/10.0
• 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
• ARV discount +1.1/15.0

Listing remarks MLS

To settle an estate, this house is being sold "As Is. " The house has 1,864 square with a large open kitchen/dining room, 2 living rooms, den, feet of living space, with 3 bedrooms with possibilities for another, and 1 and a quarter bathrooms with plenty of room to make another full bath. Home does need some cosmetic updates but you can move in and update as you go along. There is a covered front porch and a large wrap around side porch. It does have a garage, but it does need some repairs. The house does have a lot going for it. House sits on a large corner lot with restaurants and shopping nearby. You will have a front row seat for the Seaway Festival parade. Call to see this home today.

Key facts

• Formal dining room
• Quarter bath
• Large island

Tags

• EAT-IN KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• FORMAL DINING ROOM
• MAIN FLOOR BEDROOM
• QUARTER BATH

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Wood fencing; Fenced yard; Corner lot; Level lot; Public maintained road

Interior

• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Has heating
• Interior features: Breakfast bar; Insulated windows; Gas water heater; Has basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $2k of equity ($619 loan paydown + $955 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $64k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $78,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Ford St	0.00mi	3/1.5	1,864 (0%)	14mo	$63,000	$34	86
1607 Ford St	0.08mi	4/1.5 (+1)	1,974 (+6%)	1mo	$22,000	$11	79
314 Seymour St	0.20mi	4/2.0 (+1)	1,787 (-4%)	8mo	$55,000	$31	68
929 Ford St	0.49mi	3/1.0	1,750 (-6%)	3mo	$65,000	$37	65
1853 Jay St	0.29mi	3/1.5	1,644 (-12%)	12mo	$55,500	$34	55
600 Paterson St	0.60mi	4/1.5 (+1)	1,953 (+5%)	7mo	$79,999	$41	51
2211 Jay St	0.42mi	3/2.5	2,127 (+14%)	1mo	$175,000	$82	51
331 Clark St	0.39mi	4/1.0 (+1)	1,604 (-14%)	19mo	$67,500	$42	38
813 Montgomery St	0.68mi	4/1.0 (+1)	1,622 (-13%)	9mo	$85,475	$53	34
1700 Montgomery St	0.32mi	4/3.0 (+1)	2,116 (+14%)	22mo	$240,000	$113	31
116 Hamilton St	0.63mi	4/2.0 (+1)	2,059 (+10%)	23mo	$100,000	$49	25
715 Knox St	0.68mi	4/2.0 (+1)	2,114 (+13%)	22mo	$106,000	$50	19

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: 11.5%
• Equity multiple: 1.59×
• Total profit: $14,796
• Equity at exit: $30,867

10-year hold

• IRR: 15.3%
• Equity multiple: 2.87×
• Total profit: $46,910
• Equity at exit: $41,263

Cash invested: $25,060 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$279 /mo · $3,352/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $199

Break-even live

Break-even rent $995

Max offer price $89,500

Occupancy floor 79%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $89,500 Active 21 DOM
2. 2026-06-17
   days on market $89,500 Active 20 DOM
3. 2026-06-16
   days on market $89,500 Active 19 DOM
4. 2026-06-15
   days on market $89,500 Active 18 DOM
5. 2026-06-13
   days on market $89,500 Active 16 DOM
6. 2026-06-12
   days on market $89,500 Active 15 DOM
7. 2026-06-09
   days on market $89,500 Active 12 DOM
8. 2026-06-08
   days on market $89,500 Active 11 DOM
9. 2026-06-07
   days on market $89,500 Active 10 DOM
10. 2026-06-07
    days on market $89,500 Active 9 DOM
11. 2026-06-04
    days on market $89,500 Active 6 DOM
12. 2026-06-02
    days on market $89,500 Active 5 DOM
13. 2026-06-01
    days on market $89,500 Active 4 DOM
14. 2026-05-31
    days on market $89,500 Active 3 DOM

ⓘ 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: $3,352 · $279/mo
• Projected year-2 tax: $3,352 · $279/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 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: $14,969
• − Mortgage interest: −$5,013
• − Property taxes: −$3,352
• − Insurance: −$448
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,604
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,116/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

+19.5% since first listed

6 events — show timeline

• 2026-05-28 Listed $89,500 SLCMLS
• 2025-04-17 Sold (Public Records) $64,000 Public Records
• 2025-04-16 Sold (MLS) $63,000 SLCMLS
• 2025-03-03 Pending — SLCMLS
• 2025-01-16 Price Changed $69,900 SLCMLS
• 2024-10-21 Listed $74,900 SLCMLS

Property tax history

+132.0%/yr

Latest (2025): $3,352 · -0.3% YoY. Source: county tax records.