9 River St · Norwood, NY 13676

$179,900

2 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 91 Days on market

Built 1900 0.54 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

HUGE PRICE ADJUSTMENT!!! MOTIVATED SELLER!! Spacious waterfront property with stunning sunsets!!! Located in a small community and just minutes from Potsdam this 3-bedroom home is ready for its next chapter. Step inside to an open kitchen and dining space with stainless appliances and a small eat at island. On this floor is a cozy family room, a large bedroom/office space with a full bathroom and main floor laundry. Head upstairs to find a large landing and 2 good sized bedrooms with closet space and views of the river as well as another shared full bathroom. Energy efficient hot water heater is rented from Liberty Utilities, and the furnace is newer as well. But let's talk about the yard!! Fenced in for kids and pets with a detached garage that boasts water views with a quick open of a garage door. Seller has had the property flood zone changed with FEMA as well and documents will transfer to new owners. This is a cute move in ready home!!! Call today for your private showing!!

Key facts

• Views of the river
• Fenced yard
• Waterfront property

Tags

• WATERFRONT PROPERTY
• OPEN KITCHEN
• FENCED YARD
• DETACHED GARAGE
• VIEWS OF THE RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (26.2% below list).
• Recommended offer: $121k (32.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#541 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Norwood-Norfolk Central School District (rural): math 30% / reading 36% proficiency, ranked #568 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $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.
• 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 91 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $180k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $125/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,432 (32.5% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.34%
• DSCR: 0.50
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $114,030
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 N Main St	0.71mi	3/1.5 (+1)	1,793 (+10%)	1mo	$100,000	$56	42
49 S Main St	0.52mi	3/1.5 (+1)	1,438 (-12%)	22mo	$100,007	$70	31

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $59,967
• Equity at exit: $162,068

10-year hold

• IRR: 14.3%
• Equity multiple: 5.11×
• Total profit: $207,233
• Equity at exit: $349,506

Cash invested: $50,372 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$506 /mo · $6,072/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-601

Break-even live

Break-even rent $2,088

Max offer price $121,432

Occupancy floor —

Sensitivity live

Price	-10% $-499	-5% $-550	+0% $-601	+5% $-652	+10% $-703
Rent	-10% $-706	-5% $-653	+0% $-601	+5% $-549	+10% $-496
Rate	-1.0pp $-510	-0.5pp $-555	base $-601	+0.5pp $-648	+1.0pp $-695

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   statusdays on market $179,900 Pending 91 DOM
2. 2026-06-02
   days on market $179,900 Active 90 DOM
3. 2026-06-01
   days on market $179,900 Active 89 DOM
4. 2026-05-31
   days on market $179,900 Active 88 DOM
5. 2026-04-20
   price $179,900 997-char remark

   Show marketing remark (997 chars)

   HUGE PRICE ADJUSTMENT!!! MOTIVATED SELLER!! Spacious waterfront property with stunning sunsets!!! Located in a small community and just minutes from Potsdam this 3-bedroom home is ready for its next chapter. Step inside to an open kitchen and dining space with stainless appliances and a small eat at island. On this floor is a cozy family room, a large bedroom/office space with a full bathroom and main floor laundry. Head upstairs to find a large landing and 2 good sized bedrooms with closet space and views of the river as well as another shared full bathroom. Energy efficient hot water heater is rented from Liberty Utilities, and the furnace is newer as well. But let's talk about the yard!! Fenced in for kids and pets with a detached garage that boasts water views with a quick open of a garage door. Seller has had the property flood zone changed with FEMA as well and documents will transfer to new owners. This is a cute move in ready home!!! Call today for your private showing!!

6. 2026-03-20
   price $190,000 997-char remark

   Show marketing remark (997 chars)

   HUGE PRICE ADJUSTMENT!!! MOTIVATED SELLER!! Spacious waterfront property with stunning sunsets!!! Located in a small community and just minutes from Potsdam this 3-bedroom home is ready for its next chapter. Step inside to an open kitchen and dining space with stainless appliances and a small eat at island. On this floor is a cozy family room, a large bedroom/office space with a full bathroom and main floor laundry. Head upstairs to find a large landing and 2 good sized bedrooms with closet space and views of the river as well as another shared full bathroom. Energy efficient hot water heater is rented from Liberty Utilities, and the furnace is newer as well. But let's talk about the yard!! Fenced in for kids and pets with a detached garage that boasts water views with a quick open of a garage door. Seller has had the property flood zone changed with FEMA as well and documents will transfer to new owners. This is a cute move in ready home!!! Call today for your private showing!!

7. 2026-03-03
   listed $199,900 Active 997-char remark

   Show marketing remark (997 chars)

   HUGE PRICE ADJUSTMENT!!! MOTIVATED SELLER!! Spacious waterfront property with stunning sunsets!!! Located in a small community and just minutes from Potsdam this 3-bedroom home is ready for its next chapter. Step inside to an open kitchen and dining space with stainless appliances and a small eat at island. On this floor is a cozy family room, a large bedroom/office space with a full bathroom and main floor laundry. Head upstairs to find a large landing and 2 good sized bedrooms with closet space and views of the river as well as another shared full bathroom. Energy efficient hot water heater is rented from Liberty Utilities, and the furnace is newer as well. But let's talk about the yard!! Fenced in for kids and pets with a detached garage that boasts water views with a quick open of a garage door. Seller has had the property flood zone changed with FEMA as well and documents will transfer to new owners. This is a cute move in ready home!!! Call today for your private showing!!

8. 2020-01-15
   soldstatus $115,000
9. 2020-01-14
   soldstatus $108,500 324-char remark

   Show marketing remark (324 chars)

   WATERFRONT PROPERTY! 178 feet on the Raquette River and a totally remodeled home. Priced reasonably for what it offers. This well maintained home has everything new!! All appliances stay, 1st floor laundry room and bedroom with a master bathroom. You have it all and a spacious lot in the Village. Stop looking this is it.

10. 2019-08-22
    listed $115,000 324-char remark

    Show marketing remark (324 chars)

    WATERFRONT PROPERTY! 178 feet on the Raquette River and a totally remodeled home. Priced reasonably for what it offers. This well maintained home has everything new!! All appliances stay, 1st floor laundry room and bedroom with a master bathroom. You have it all and a spacious lot in the Village. Stop looking this is it.

11. 2008-02-06
    soldstatus $108,000

ⓘ 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: $6,072 · $506/mo
• Projected year-2 tax: $6,072 · $506/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 9/10 Extreme FEMA zone A · 79% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,927
• − Mortgage interest: −$10,077
• − Property taxes: −$6,072
• − Insurance: −$2,402
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,233
• Taxable loss: −$10,406
• Est. tax savings @ 24.0%: +$2,497
• After-tax cash flow: $-4,715/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: Norwood-Norfolk Central School District
• NCES district ID: 3621360
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $43,492
• Composite: 28.05/100
• National rank: #6841
• State rank: #568 of 590 in NY

Livability — Norwood

• Score: 68/100
• State rank: #541
• US rank: #9728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, NY
• City population: 3,313
• 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

+66.6% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $179,900 SLCMLS
• 2026-03-20 Price Changed $190,000 SLCMLS
• 2026-03-03 Listed $199,900 SLCMLS
• 2020-01-15 Sold (Public Records) $115,000 Public Records
• 2020-01-14 Sold (MLS) $108,500 SLCMLS
• 2019-08-22 Listed $115,000 SLCMLS
• 2008-02-06 Sold (Public Records) $108,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $6,072 · -2.2% YoY. Source: county tax records.