131 Leroy St · Potsdam, NY 13676

$129,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 80 Days on market

Built 1950 10,454 sqft lot $95/sqft · 32% below area Est $227k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Appreciation +10.0/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This village cape has spacious rooms, good light, hardwood floors, and is located close to shopping, schools and hospital. The first floor features foyer, living room, dining room, study or 4th bedroom, efficient kitchen, and a full bath. Upstairs, there is another spacious tiled bathroom, and three bedrooms. Attached 1-car garage, paved driveway, and patio in the back yard. Excellent location!

Key facts

• 0.24 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (2.7% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.9% in Potsdam — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% 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 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.12% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 7.5

CMA / ARV

• ARV (median comp): $226,746
• List price: $129,900
• Delta: -42.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Sisson St	0.46mi	2/1.0 (-1)	1,512 (+10%)	4mo	$80,000	$53	49
15 Clough St	0.55mi	4/2.0 (+1)	1,278 (-7%)	17mo	$123,000	$96	44
1 Carol Ct	0.71mi	3/1.0	1,190 (-13%)	11mo	$139,500	$117	32
123 Market St	0.55mi	4/1.5 (+1)	1,172 (-14%)	20mo	$110,000	$94	27

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $69,670
• Equity at exit: $117,024

10-year hold

• IRR: 21.2%
• Equity multiple: 6.68×
• Total profit: $206,530
• Equity at exit: $252,367

Cash invested: $36,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$430 /mo · $5,160/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-20

Break-even live

Break-even rent $1,475

Max offer price $126,395

Occupancy floor 96%

Sensitivity live

Price	-10% $54	-5% $17	+0% $-20	+5% $-57	+10% $-93
Rent	-10% $-134	-5% $-77	+0% $-20	+5% $37	+10% $95
Rate	-1.0pp $46	-0.5pp $13	base $-20	+0.5pp $-54	+1.0pp $-88

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Carol Ct Potsdam, NY	2.0	1.0	1278	$1,450	$1.13	45d	1	0.73mi

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 80 DOM
2. 2026-06-21
   days on market $129,900 Active 79 DOM
3. 2026-06-18
   days on market $129,900 Active 77 DOM
4. 2026-06-17
   days on market $129,900 Active 76 DOM
5. 2026-06-16
   days on market $129,900 Active 75 DOM
6. 2026-06-15
   days on market $129,900 Active 74 DOM
7. 2026-06-13
   days on market $129,900 Active 72 DOM
8. 2026-06-12
   days on market $129,900 Active 71 DOM
9. 2026-06-09
   days on market $129,900 Active 68 DOM
10. 2026-06-08
    days on market $129,900 Active 67 DOM
11. 2026-06-07
    days on market $129,900 Active 66 DOM
12. 2026-06-07
    days on market $129,900 Active 65 DOM
13. 2026-06-04
    days on market $129,900 Active 62 DOM
14. 2026-06-02
    days on market $129,900 Active 61 DOM
15. 2026-06-01
    days on market $129,900 Active 60 DOM
16. 2026-05-31
    days on market $129,900 Active 59 DOM
17. 2026-04-04
    price $129,900 397-char remark

    Show marketing remark (397 chars)

    This village cape has spacious rooms, good light, hardwood floors, and is located close to shopping, schools and hospital. The first floor features foyer, living room, dining room, study or 4th bedroom, efficient kitchen, and a full bath. Upstairs, there is another spacious tiled bathroom, and three bedrooms. Attached 1-car garage, paved driveway, and patio in the back yard. Excellent location!

18. 2026-04-01
    listed $148,500 Active 397-char remark

    Show marketing remark (397 chars)

    This village cape has spacious rooms, good light, hardwood floors, and is located close to shopping, schools and hospital. The first floor features foyer, living room, dining room, study or 4th bedroom, efficient kitchen, and a full bath. Upstairs, there is another spacious tiled bathroom, and three bedrooms. Attached 1-car garage, paved driveway, and patio in the back yard. Excellent location!

19. 2008-12-23
    soldstatus $80,000
20. 2005-07-25
    soldstatus $64,000

ⓘ 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: $5,160 · $430/mo
• Projected year-2 tax: $5,160 · $430/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 ≥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: $17,400
• − Mortgage interest: −$7,276
• − Property taxes: −$5,160
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,779
• Taxable loss: −$2,249
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $302/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

+103.0% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $129,900 SLCMLS
• 2026-04-01 Listed $148,500 SLCMLS
• 2008-12-23 Sold (Public Records) $80,000 Public Records
• 2005-07-25 Sold (Public Records) $64,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,160 · -1.5% YoY. Source: county tax records.