600 Irvin St · Ogdensburg, NY 13669

$71,900

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 147 Days on market

Built 1900 Est $71k · at est.

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• 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

Listing remarks MLS

It's a dream for entertaining. .. This kitchen has stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The two bedrooms upstairs have new flooring and the downstairs bedroom has new laminate flooring. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

Key facts

• Built 1900
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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+, crime F, amenities 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.
• Zoned schools: John F Kennedy School (math 22% / reading 45%, grade F, #1,632 of 2,108 statewide, top 78%, 462 students, 55% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 134 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 $1k of equity ($497 loan paydown + $767 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $22k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $71,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Greene St	0.19mi	3/1.0	1,391 (-1%)	1mo	$50,000	$36	90
310 Seymour St	0.51mi	3/1.5	1,320 (-6%)	2mo	$22,000	$17	63
1701 Ford St	0.38mi	3/2.0	1,524 (+9%)	4mo	$45,000	$30	60
1516 Ford St	0.45mi	3/1.0	1,512 (+8%)	14mo	$79,500	$53	54
316 Rosseel St	0.41mi	2/1.5 (-1)	1,253 (-10%)	4mo	$115,000	$92	54
410 Hasbrouck St	0.70mi	3/1.5	1,365 (-2%)	11mo	$69,900	$51	53
417 Clark St	0.65mi	3/1.5	1,426 (+2%)	14mo	$52,500	$37	52
937 Jay St	0.71mi	3/1.0	1,451 (+4%)	13mo	$155,000	$107	50
330 Park St	0.59mi	2/1.5 (-1)	1,306 (-7%)	8mo	$50,000	$38	48
1013 Lafayette St	0.68mi	3/1.5	1,272 (-9%)	7mo	$170,000	$134	45
1023 Ford St	0.69mi	2/1.0 (-1)	1,211 (-13%)	2mo	$46,500	$38	39
410 Park St	0.58mi	4/2.0 (+1)	1,571 (+12%)	10mo	$158,000	$101	36

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: 29.2%
• Equity multiple: 2.50×
• Total profit: $30,241
• Equity at exit: $24,797

10-year hold

• IRR: 31.7%
• Equity multiple: 4.83×
• Total profit: $77,081
• Equity at exit: $33,149

Cash invested: $20,132 (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: 134
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$377
• Tax est. 1.5%: −$90 /mo · $1,078/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $450

Break-even live

Break-even rent $629

Max offer price $71,900

Occupancy floor 57%

Sensitivity live

Price	-10% $499	-5% $475	+0% $450	+5% $425	+10% $400
Rent	-10% $355	-5% $402	+0% $450	+5% $497	+10% $544
Rate	-1.0pp $486	-0.5pp $468	base $450	+0.5pp $431	+1.0pp $412

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2024-11-22
   status Pending
2. 2024-11-05
   status Active
3. 2024-07-11
   price $71,900
4. 2024-05-02
   price $74,900
5. 2024-04-15
   status Active
6. 2024-04-15
   price $77,500
7. 2024-03-14
   status Pending
8. 2024-01-10
   price $79,900
9. 2023-11-28
   price $84,900
10. 2023-11-28
    price $89,900
11. 2023-11-03
    listed $93,500 Active
12. 2021-01-11
    soldstatus $69,000
13. 2021-01-08
    soldstatus $69,000 557-char remark

    Show marketing remark (557 chars)

    It's a dream for entertaining. .. This kitchen has stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The two bedrooms upstairs have new flooring and the downstairs bedroom has new laminate flooring. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

14. 2020-07-19
    listed $69,900 557-char remark

    Show marketing remark (557 chars)

    It's a dream for entertaining. .. This kitchen has stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The two bedrooms upstairs have new flooring and the downstairs bedroom has new laminate flooring. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

15. 2016-09-23
    soldstatus $65,750 453-char remark

    Show marketing remark (453 chars)

    It's a cooks dream. .This kitchen has newer stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

16. 2016-09-23
    soldstatus $65,750

    Show marketing remark (453 chars)

    It's a cooks dream. .This kitchen has newer stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

17. 2015-07-12
    listed $64,999 453-char remark

    Show marketing remark (453 chars)

    It's a cooks dream. .This kitchen has newer stainless steel appliances, new deep sink, tile floor and large center island. The full bath has lots of vanity and storage space. The home has a newly done electric fireplace with stone surround, wood floors in the living room and is tastefully decorated through out. The large enclosed porch adds to living space for three seasons. Outside a deck leads to the large fenced L shaped yard with a garden shed.

18. 2004-01-05
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,378
• − Mortgage interest: −$4,028
• − Property taxes: −$1,078
• − Insurance: −$360
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,092
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,311/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

+56.3% since first listed

18 events — show timeline

• 2024-11-22 Pending — SLCMLS
• 2024-11-05 Relisted — SLCMLS
• 2024-07-11 Price Changed $71,900 SLCMLS
• 2024-05-02 Price Changed $74,900 SLCMLS
• 2024-04-15 Relisted — SLCMLS
• 2024-04-15 Price Changed $77,500 SLCMLS
• 2024-03-14 Pending — SLCMLS
• 2024-01-10 Price Changed $79,900 SLCMLS
• 2023-11-28 Price Changed $84,900 SLCMLS
• 2023-11-28 Price Changed $89,900 SLCMLS
• 2023-11-03 Listed $93,500 SLCMLS
• 2021-01-11 Sold (Public Records) $69,000 Public Records
• 2021-01-08 Sold (MLS) $69,000 SLCMLS
• 2020-07-19 Listed $69,900 SLCMLS
• 2016-09-23 Sold (Public Records) $65,750 Public Records
• 2016-09-23 Sold (MLS) $65,750 SLCMLS
• 2015-07-12 Listed $64,999 SLCMLS
• 2004-01-05 Sold (Public Records) $46,000 Public Records

Property tax history

+30.6%/yr

Latest (2025): $3,614 · +3.2% YoY. Source: county tax records.