96 Main St · Potsdam, NY 13676

$185,000

6 bd · 3.0 ba · 2,660 sqft · MultiFamily public records · 164 Days on market

Built 1900 0.52 ac lot $70/sqft · 27% below area Est $317k · 42% 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 +27.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well-maintained and spacious multi-unit property offering an ideal “live in one and rent the other” opportunity, or a strong addition to any investment portfolio. This impressive home features two residential units with extensive updates throughout. Unit 1 spans two full floors and offers an abundance of living space, including three large bedrooms, two full bathrooms, and a dedicated laundry room. Recent upgrades include a newly updated kitchen, new flooring, and all new windows, providing a bright, modern, and move-in-ready living space perfect for owner occupancy. The third-floor apartment includes three generously sized bedrooms, a large updated full bathroom, and an updated kitchen, making it an attractive and comfortable rental unit. Numerous mechanical improvements add peace of mind, including a newer furnace, all new heat runs, circuit breaker electrical, new secure doors for each unit with keyless entry, and a very clean basement. Additional highlights include a large two-car garage with powered garage doors and a rare in-ground pool, ideal for relaxing or entertaining. Whether you’re looking to offset your mortgage by renting the additional unit or expand your rental portfolio, this property offers space, updates, and flexibility. * Both units are currently rented.

Key facts

• New flooring
• Multi-unit property
• New windows

Tags

• MULTI-UNIT PROPERTY
• TWO RESIDENTIAL UNITS
• NEWLY UPDATED KITCHEN
• NEW FLOORING
• NEW WINDOWS
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.9% 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: 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 $20k 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 $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $126k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 5.3

CMA / ARV

• ARV (median comp): $316,656
• List price: $185,000
• Delta: -41.58%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Market St	0.73mi	6/4.5	2,358 (-11%)	17mo	$210,000	$89	27
12 A & B Willow St	0.71mi	6/2.0	2,288 (-14%)	16mo	$173,900	$76	26

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: 33.9%
• Equity multiple: 3.64×
• Total profit: $136,854
• Equity at exit: $166,663

10-year hold

• IRR: 29.3%
• Equity multiple: 8.25×
• Total profit: $375,516
• Equity at exit: $359,414

Cash invested: $51,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$682 /mo · $8,184/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $562

Break-even live

Break-even rent $2,189

Max offer price $185,000

Occupancy floor 76%

Sensitivity live

Price	-10% $666	-5% $614	+0% $562	+5% $509	+10% $457
Rent	-10% $333	-5% $447	+0% $562	+5% $676	+10% $791
Rate	-1.0pp $655	-0.5pp $609	base $562	+0.5pp $514	+1.0pp $465

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,900
Total (2 units)			$2,900

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $185,000 Active 164 DOM
2. 2026-06-21
   days on market $185,000 Active 163 DOM
3. 2026-06-18
   days on market $185,000 Active 161 DOM
4. 2026-06-17
   days on market $185,000 Active 160 DOM
5. 2026-06-16
   days on market $185,000 Active 159 DOM
6. 2026-06-15
   days on market $185,000 Active 158 DOM
7. 2026-06-13
   days on market $185,000 Active 156 DOM
8. 2026-06-12
   days on market $185,000 Active 155 DOM
9. 2026-06-09
   days on market $185,000 Active 152 DOM
10. 2026-06-08
    days on market $185,000 Active 151 DOM
11. 2026-06-07
    days on market $185,000 Active 150 DOM
12. 2026-06-07
    days on market $185,000 Active 149 DOM
13. 2026-06-04
    days on market $185,000 Active 146 DOM
14. 2026-06-02
    days on market $185,000 Active 145 DOM
15. 2026-06-01
    days on market $185,000 Active 144 DOM
16. 2026-05-31
    days on market $185,000 Active 143 DOM
17. 2026-01-07
    listed $185,000 Active 1313-char remark

    Show marketing remark (1313 chars)

    Well-maintained and spacious multi-unit property offering an ideal “live in one and rent the other” opportunity, or a strong addition to any investment portfolio. This impressive home features two residential units with extensive updates throughout. Unit 1 spans two full floors and offers an abundance of living space, including three large bedrooms, two full bathrooms, and a dedicated laundry room. Recent upgrades include a newly updated kitchen, new flooring, and all new windows, providing a bright, modern, and move-in-ready living space perfect for owner occupancy. The third-floor apartment includes three generously sized bedrooms, a large updated full bathroom, and an updated kitchen, making it an attractive and comfortable rental unit. Numerous mechanical improvements add peace of mind, including a newer furnace, all new heat runs, circuit breaker electrical, new secure doors for each unit with keyless entry, and a very clean basement. Additional highlights include a large two-car garage with powered garage doors and a rare in-ground pool, ideal for relaxing or entertaining. Whether you’re looking to offset your mortgage by renting the additional unit or expand your rental portfolio, this property offers space, updates, and flexibility. * Both units are currently rented.

18. 2025-09-15
    price $190,000
19. 2025-09-15
    price $190,000
20. 2025-09-10
    status Active
21. 2025-09-10
    status Active
22. 2025-08-28
    status Pending
23. 2025-08-26
    status Pending
24. 2025-08-15
    price $200,000
25. 2025-08-14
    price $200,000
26. 2025-06-04
    price $229,000
27. 2025-06-04
    price $229,000
28. 2025-05-14
    listed $240,000 Active
29. 2025-04-09
    price $240,000
30. 2025-02-26
    listed $259,000 Active
31. 2024-08-29
    price $254,900
32. 2024-06-12
    price $259,900
33. 2024-06-03
    listed $279,900 Active
34. 2016-03-16
    soldstatus $126,000
35. 2016-02-04
    soldstatus $133,000
36. 2016-02-04
    soldstatus $133,000
37. 2014-05-08
    listed $135,000

ⓘ 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: $8,184 · $682/mo
• Projected year-2 tax: $8,184 · $682/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: $34,800
• − Mortgage interest: −$10,363
• − Property taxes: −$8,184
• − Insurance: −$925
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$5,382
• Taxable income: $4,378
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $5,690/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

+37.0% since first listed

21 events — show timeline

• 2026-01-07 Listed $185,000 SLCMLS
• 2025-09-15 Price Changed $190,000 SLCMLS
• 2025-09-15 Price Changed $190,000 SLCMLS
• 2025-09-10 Relisted — SLCMLS
• 2025-09-10 Relisted — SLCMLS
• 2025-08-28 Pending — SLCMLS
• 2025-08-26 Pending — SLCMLS
• 2025-08-15 Price Changed $200,000 SLCMLS
• 2025-08-14 Price Changed $200,000 SLCMLS
• 2025-06-04 Price Changed $229,000 SLCMLS
• 2025-06-04 Price Changed $229,000 SLCMLS
• 2025-05-14 Listed $240,000 SLCMLS
• 2025-04-09 Price Changed $240,000 SLCMLS
• 2025-02-26 Listed $259,000 SLCMLS
• 2024-08-29 Price Changed $254,900 SLCMLS
• 2024-06-12 Price Changed $259,900 SLCMLS
• 2024-06-03 Listed $279,900 SLCMLS
• 2016-03-16 Sold (Public Records) $126,000 Public Records
• 2016-02-04 Sold (Public Records) $133,000 Public Records
• 2016-02-04 Sold (MLS) $133,000 SLCMLS
• 2014-05-08 Listed $135,000 SLCMLS

Property tax history

+5.2%/yr

Latest (2025): $8,184 · +3.4% YoY. Source: county tax records.