1105 Knox St · Ogdensburg, NY 13669

$52,000

3 bd · 1.0 ba · 1,041 sqft · SingleFamily public records · 77 Days on market

Built 1930 4,400 sqft lot $50/sqft · 7% below area Est $56k · 7% under

---

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
• ARV discount +10.5/15.0
• 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

All that’s left is to make this home your own. This property has been fully insulated, wired, and sheetrocked, with plumbing already in place to complete the interior to your taste. The kitchen area features plumbing stubbed out and is ready for cabinet and fixture installation. At the rear of the home, you’ll find a spacious laundry/mudroom and a full bathroom, also stubbed for plumbing. These areas feature new quality vinyl flooring. The open living and dining area includes nook suitable for a home office and is ready for flooring and trim to be completed. Upstairs offers two generously sized bedrooms, both finished with new sheetrock and ready for final touches. Additional highlights include a durable metal roof along with all new windows and doors. This home presents an excellent opportunity for a buyer to complete and customize the finishing details. Outside a large yard offers room to romp. There is ample room for parking.

Key facts

• Fully insulated
• Wired
• Sheetrocked

Tags

• FULLY INSULATED
• WIRED
• SHEETROCKED
• PLUMBING ALREADY IN PLACE
• SPACIOUS LAUNDRY MUDROOM
• NEW QUALITY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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+, 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: 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 $915 of equity ($360 loan paydown + $555 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.99% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $55,773
• List price: $52,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Jay St	0.08mi	2/1.0 (-1)	1,008 (-3%)	6mo	$99,000	$98	81
706 Elizabeth St	0.45mi	3/1.0	1,044 (+0%)	2mo	$25,000	$24	77
409 & 407 Pleasant Ave	0.17mi	3/1.0	1,008 (-3%)	12mo	$47,000	$47	77
310 Park St	0.16mi	3/1.0	1,135 (+9%)	5mo	$50,000	$44	73
933 Greene St	0.14mi	3/1.0	1,183 (+14%)	2mo	$48,000	$41	69
1617 Jay St	0.32mi	2/1.0 (-1)	1,009 (-3%)	8mo	$65,000	$64	68
420 Judson St	0.22mi	3/1.0	1,152 (+11%)	9mo	$72,000	$63	64
922 Hasbrouck St	0.38mi	2/1.0 (-1)	1,002 (-4%)	12mo	$72,500	$72	61
905 Hamilton St	0.46mi	3/1.5	1,104 (+6%)	9mo	$130,000	$118	59
816 Washington St	0.36mi	3/2.0	1,188 (+14%)	3mo	$95,000	$80	54
800 Montgomery St	0.30mi	2/1.0 (-1)	906 (-13%)	7mo	$115,000	$127	54
1020 E David St	0.41mi	3/2.0	1,176 (+13%)	10mo	$159,900	$136	47

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: 40.3%
• Equity multiple: 3.08×
• Total profit: $30,270
• Equity at exit: $17,934

10-year hold

• IRR: 42.2%
• Equity multiple: 6.07×
• Total profit: $73,886
• Equity at exit: $23,974

Cash invested: $14,560 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $457

Break-even live

Break-even rent $458

Max offer price $52,000

Occupancy floor 51%

Sensitivity live

Price	-10% $486	-5% $472	+0% $457	+5% $442	+10% $428
Rent	-10% $375	-5% $416	+0% $457	+5% $498	+10% $539
Rate	-1.0pp $483	-0.5pp $470	base $457	+0.5pp $444	+1.0pp $430

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $52,000 Pending 77 DOM
2. 2026-06-08
   days on market $52,000 Active 76 DOM
3. 2026-06-07
   days on market $52,000 Active 75 DOM
4. 2026-06-07
   days on market $52,000 Active 74 DOM
5. 2026-06-04
   days on market $52,000 Active 71 DOM
6. 2026-06-02
   days on market $52,000 Active 70 DOM
7. 2026-06-01
   days on market $52,000 Active 69 DOM
8. 2026-05-31
   days on market $52,000 Active 68 DOM
9. 2026-03-24
   listed $52,000 Active 954-char remark

   Show marketing remark (954 chars)

   All that’s left is to make this home your own. This property has been fully insulated, wired, and sheetrocked, with plumbing already in place to complete the interior to your taste. The kitchen area features plumbing stubbed out and is ready for cabinet and fixture installation. At the rear of the home, you’ll find a spacious laundry/mudroom and a full bathroom, also stubbed for plumbing. These areas feature new quality vinyl flooring. The open living and dining area includes nook suitable for a home office and is ready for flooring and trim to be completed. Upstairs offers two generously sized bedrooms, both finished with new sheetrock and ready for final touches. Additional highlights include a durable metal roof along with all new windows and doors. This home presents an excellent opportunity for a buyer to complete and customize the finishing details. Outside a large yard offers room to romp. There is ample room for parking.

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$36/yr (+$3/mo · 4.5%)

ⓘ 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 ≥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: $12,434
• − Mortgage interest: −$2,913
• − Property taxes: −$806
• − Insurance: −$260
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$1,513
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,296/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

1 event — show timeline

• 2026-03-24 Listed $52,000 SLCMLS

Property tax history

+13.0%/yr

Latest (2024): $806 · +0.0% YoY. Source: county tax records.