114 Spring St · Ogdensburg, NY 13669

$64,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 141 Days on market

Built 1936 1,786 sqft lot $85/sqft · 6% below area Est $69k · 6% under

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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 +29.2/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This low-maintenance home features mostly single-level living with two bedrooms, a full bath, large living room, and a spacious eat-in kitchen on the main floor. Conveniently located within walking distance to the hospital, restaurants, marinas, parks, trails, and two rivers. Upstairs has a third bedroom and ample attic storage. The full-sized basement offers more storage space and contains laundry, high-efficiency furnace and water heater. Owner has installed new electric throughout. Additional amenities are a covered front porch, rear workshop and off-street parking. Contact an agent for a showing.

Key facts

• Covered front porch
• Ample attic storage
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• SPACIOUS EAT-IN KITCHEN
• AMPLE ATTIC STORAGE
• FULL-SIZED BASEMENT
• HIGH-EFFICIENCY FURNACE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $1k of equity ($449 loan paydown + $693 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $42k; list at $65k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1936 — 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 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?
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 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: 1.50% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 5.6

CMA / ARV

• ARV (median comp): $69,330
• List price: $64,900
• Delta: -6.39%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Oak St	0.27mi	2/1.0 (-1)	787 (+2%)	23mo	$27,000	$34	59
1022 Mechanic St	0.39mi	2/1.5 (-1)	825 (+7%)	17mo	$37,500	$45	49
913 Caroline St	0.57mi	2/2.0 (-1)	852 (+11%)	22mo	$56,500	$66	27

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: 17.0%
• Equity multiple: 1.87×
• Total profit: $15,845
• Equity at exit: $22,383

10-year hold

• IRR: 20.3%
• Equity multiple: 3.48×
• Total profit: $45,012
• Equity at exit: $29,922

Cash invested: $18,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $225

Break-even live

Break-even rent $685

Max offer price $64,900

Occupancy floor 72%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $64,900 Active 141 DOM
2. 2026-06-17
   days on market $64,900 Active 140 DOM
3. 2026-06-16
   days on market $64,900 Active 139 DOM
4. 2026-06-15
   days on market $64,900 Active 138 DOM
5. 2026-06-13
   days on market $64,900 Active 136 DOM
6. 2026-06-12
   days on market $64,900 Active 135 DOM
7. 2026-06-09
   days on market $64,900 Active 132 DOM
8. 2026-06-08
   days on market $64,900 Active 131 DOM
9. 2026-06-07
   days on market $64,900 Active 130 DOM
10. 2026-06-07
    days on market $64,900 Active 129 DOM
11. 2026-06-04
    days on market $64,900 Active 126 DOM
12. 2026-06-02
    days on market $64,900 Active 125 DOM
13. 2026-06-01
    days on market $64,900 Active 124 DOM
14. 2026-05-31
    days on market $64,900 Active 123 DOM
15. 2026-01-28
    listed $64,900 Active 607-char remark

    Show marketing remark (607 chars)

    This low-maintenance home features mostly single-level living with two bedrooms, a full bath, large living room, and a spacious eat-in kitchen on the main floor. Conveniently located within walking distance to the hospital, restaurants, marinas, parks, trails, and two rivers. Upstairs has a third bedroom and ample attic storage. The full-sized basement offers more storage space and contains laundry, high-efficiency furnace and water heater. Owner has installed new electric throughout. Additional amenities are a covered front porch, rear workshop and off-street parking. Contact an agent for a showing.

16. 2024-05-11
    listed $52,000 Active
17. 2021-11-08
    soldstatus $42,000
18. 2021-11-05
    soldstatus $42,000
19. 2021-06-01
    listed $45,000

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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: $11,643
• − Mortgage interest: −$3,635
• − Property taxes: −$2,087
• − Insurance: −$324
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,888
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,260/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

+44.2% since first listed

5 events — show timeline

• 2026-01-28 Listed $64,900 SLCMLS
• 2024-05-11 Listed $52,000 SLCMLS
• 2021-11-08 Sold (Public Records) $42,000 Public Records
• 2021-11-05 Sold (MLS) $42,000 SLCMLS
• 2021-06-01 Listed $45,000 SLCMLS

Property tax history

+118.6%/yr

Latest (2025): $2,087 · +0.7% YoY. Source: county tax records.