911 State St · Ogdensburg, NY 13669

$87,500

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 59 Days on market

Built 1900 9,148 sqft lot Est $110k · 20% under ↓ 22% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.4/10.0
• DSCR +8.6/10.0
• 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

Listing remarks MLS

If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

Key facts

• Front covered porch
• Two dining rooms
• Large living room

Tags

• FENCED IN YARD
• NEWLY PAINTED EXTERIOR
• FRONT COVERED PORCH
• BACK DECK
• TWO DINING ROOMS
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 ($605 loan paydown + $934 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.44% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $109,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Pickering St	0.07mi	3/1.5	1,766 (-13%)	5mo	$94,900	$54	69
822 Caroline St	0.12mi	3/1.5	1,790 (-12%)	7mo	$72,500	$41	67
728 Caroline St	0.16mi	4/2.0 (+1)	1,848 (-9%)	7mo	$113,545	$61	67
107 Jersey Ave	0.12mi	3/1.0	1,839 (-9%)	20mo	$135,000	$73	58
209 Montgomery St	0.19mi	4/2.0 (+1)	1,778 (-12%)	12mo	$105,000	$59	56
600 Paterson St	0.55mi	4/1.5 (+1)	1,953 (-4%)	7mo	$79,999	$41	55
112 David St	0.11mi	4/1.0 (+1)	1,752 (-14%)	16mo	$72,900	$42	49
201 Albany Ave	0.72mi	3/1.0	1,936 (-4%)	10mo	$175,000	$90	47
401 Mansion Ave	0.62mi	3/1.0	1,871 (-8%)	10mo	$129,000	$69	46
425 St. Lawrence Ave	0.74mi	3/2.0	1,986 (-2%)	20mo	$75,000	$38	46
929 Ford St	0.75mi	3/1.0	1,750 (-14%)	3mo	$65,000	$37	36
327 Franklin St	0.50mi	4/2.0 (+1)	1,750 (-14%)	18mo	$48,000	$27	34

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: 12.4%
• Equity multiple: 1.63×
• Total profit: $15,481
• Equity at exit: $30,177

10-year hold

• IRR: 16.0%
• Equity multiple: 2.96×
• Total profit: $48,085
• Equity at exit: $40,341

Cash invested: $24,500 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$290 /mo · $3,478/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $211

Break-even live

Break-even rent $994

Max offer price $87,500

Occupancy floor 78%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-17
   soldstatus $76,000 Closed 853-char remark

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

2. 2026-03-17
   soldstatus $76,000

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

3. 2025-12-23
   status Pending
4. 2025-12-17
   status Pending 853-char remark

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

5. 2025-12-01
   price $87,500

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

6. 2025-12-01
   price $87,500 853-char remark

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

7. 2025-10-25
   listed $97,500 Active 853-char remark

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

8. 2025-10-25
   listed $97,500 Active

   Show marketing remark (853 chars)

   If you're in the market for a 4 bedroom, 2 full bath home with a fenced in yard for under $100k, then look no further than 911 State Street! This property is also being offered furnished! This property is located down the street from the Ogdensburg School, close to many city stores and restaurants, and a short drive to the Canadian Border or Ogdensburg Airport. Walking to the home from the carport, you enter the kitchen with a bedroom and a full bath off it. Keep walking and you will enter two dining rooms and the large living room. Upstairs you will find 3 bedrooms, a full bath and two landing areas. Once upon a time, this home was a duplex! Outside features a newly painted exterior, front covered porch, back deck, garage that needs work and a fully fenced in yard. At this price it, won't last long, contact a real estate professional today!

ⓘ 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: $3,478 · $290/mo
• Projected year-2 tax: $3,478 · $290/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 ≥93°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: $15,129
• − Mortgage interest: −$4,901
• − Property taxes: −$3,478
• − Insurance: −$438
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,545
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,207/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

-22.1% since first listed

8 events — show timeline

• 2026-03-17 Sold (Public Records) $76,000 Public Records
• 2026-03-17 Sold (MLS) $76,000 SLCMLS
• 2025-12-23 Pending — CNYIS
• 2025-12-17 Pending — SLCMLS
• 2025-12-01 Price Changed $87,500 CNYIS
• 2025-12-01 Price Changed $87,500 SLCMLS
• 2025-10-25 Listed $97,500 SLCMLS
• 2025-10-25 Listed $97,500 CNYIS

Property tax history

+17.2%/yr

Latest (2025): $3,478 · +0.7% YoY. Source: county tax records.