8 Lozier Pl · Plattsburgh, NY 12901

$189,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 60 Days on market

Built 1901 8,712 sqft lot $139/sqft · 27% below area Est $260k · 27% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8 Lozier Street -- a three-bedroom, 1.5-bath home tucked away on a quiet side street, waiting for its next owner to make it their own. Step inside to find a flexible living space with endless possibilities for a layout. The bright kitchen features lovely wood built-in cabinets and flows nicely into the adjoining dining area, perfect for family meals or entertaining. Upstairs, you'll find three good sized bedrooms and a full bath. Outside, enjoy relaxing on the spacious covered front porch or spend time in the fenced backyard -- ideal for pets or outdoor gatherings. Conveniently located close to downtown Plattsburgh, schools, shopping, and Lake Champlain, this home is ready for its next owner to add personal touches and make it theirs.

Key facts

• Covered front porch
• Close to schools
• Fenced backyard

Tags

• FLEXIBLE LIVING SPACE
• WOOD BUILT-IN CABINETS
• COVERED FRONT PORCH
• FENCED BACKYARD
• CLOSE TO DOWNTOWN PLATTSBURGH
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (9.7% below list).
• Recommended offer: $162k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 2.8% in Plattsburgh — 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 (#262 in NY, #4,134 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, commute F.
• Plattsburgh City School District (town): math 33% / reading 55% proficiency, ranked #484 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas E Glasgow Elementary School (209 students, 38% FRL); Stafford Middle School (math 22% / reading 57%, grade F, #418 of 729 statewide, top 59%, 372 students, 53% FRL); Plattsburgh Senior High School (math 98% / reading 75%, grade A, #342 of 1,100 statewide, top 31%, 552 students, 44% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 44% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Plattsburgh City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 184 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $134k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,465 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 9.2

CMA / ARV

• ARV (median comp): $259,824
• List price: $189,900
• Delta: -26.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Palmer Street St	0.42mi	3/2.5	1,357 (-1%)	12mo	$235,000	$173	67
1 Oliver Ct	0.23mi	3/1.0	1,186 (-13%)	3mo	$220,000	$185	60
5247 N North Catherine St	0.31mi	4/1.0 (+1)	1,260 (-8%)	10mo	$229,900	$182	55
9 Edgewater Estates Ests	0.63mi	2/2.0 (-1)	1,421 (+4%)	6mo	$215,000	$151	55
14 Champlain Street St	0.62mi	3/2.0	1,233 (-10%)	2mo	$85,000	$69	53
98 Champlain Street St	0.41mi	3/2.0	1,166 (-15%)	10mo	$227,900	$195	48
111 Cornelia Street St	0.64mi	3/2.0	1,245 (-9%)	9mo	$110,000	$88	48
29 Morrison Avenue Ave	0.68mi	3/1.5	1,478 (+8%)	7mo	$265,000	$179	48
101 Lafayette St	0.47mi	2/2.0 (-1)	1,498 (+10%)	12mo	$222,000	$148	47
75 Champlain St	0.47mi	3/1.5	1,205 (-12%)	11mo	$147,340	$122	47
64 Elm St	0.47mi	2/1.0 (-1)	1,224 (-10%)	8mo	$225,000	$184	45
18 Morrison Ave	0.69mi	3/3.0	1,549 (+13%)	6mo	$299,000	$193	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.24×
• Total profit: $-40,516
• Equity at exit: $28,315

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-47,420
• Equity at exit: $16,419

Cash invested: $53,172 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 184
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$434 /mo · $5,214/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-155

Break-even live

Break-even rent $1,911

Max offer price $162,465

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-102	+0% $-155	+5% $-209	+10% $-263
Rent	-10% $-291	-5% $-223	+0% $-155	+5% $-88	+10% $-20
Rate	-1.0pp $-60	-0.5pp $-107	base $-155	+0.5pp $-205	+1.0pp $-255

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-06
   status Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to 8 Lozier Street -- a three-bedroom, 1.5-bath home tucked away on a quiet side street, waiting for its next owner to make it their own. Step inside to find a flexible living space with endless possibilities for a layout. The bright kitchen features lovely wood built-in cabinets and flows nicely into the adjoining dining area, perfect for family meals or entertaining. Upstairs, you'll find three good sized bedrooms and a full bath. Outside, enjoy relaxing on the spacious covered front porch or spend time in the fenced backyard -- ideal for pets or outdoor gatherings. Conveniently located close to downtown Plattsburgh, schools, shopping, and Lake Champlain, this home is ready for its next owner to add personal touches and make it theirs.

2. 2026-04-23
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Welcome to 8 Lozier Street -- a three-bedroom, 1.5-bath home tucked away on a quiet side street, waiting for its next owner to make it their own. Step inside to find a flexible living space with endless possibilities for a layout. The bright kitchen features lovely wood built-in cabinets and flows nicely into the adjoining dining area, perfect for family meals or entertaining. Upstairs, you'll find three good sized bedrooms and a full bath. Outside, enjoy relaxing on the spacious covered front porch or spend time in the fenced backyard -- ideal for pets or outdoor gatherings. Conveniently located close to downtown Plattsburgh, schools, shopping, and Lake Champlain, this home is ready for its next owner to add personal touches and make it theirs.

3. 2026-03-12
   listed $189,900 Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to 8 Lozier Street -- a three-bedroom, 1.5-bath home tucked away on a quiet side street, waiting for its next owner to make it their own. Step inside to find a flexible living space with endless possibilities for a layout. The bright kitchen features lovely wood built-in cabinets and flows nicely into the adjoining dining area, perfect for family meals or entertaining. Upstairs, you'll find three good sized bedrooms and a full bath. Outside, enjoy relaxing on the spacious covered front porch or spend time in the fenced backyard -- ideal for pets or outdoor gatherings. Conveniently located close to downtown Plattsburgh, schools, shopping, and Lake Champlain, this home is ready for its next owner to add personal touches and make it theirs.

4. 2020-08-25
   soldstatus $134,000
5. 2020-08-19
   soldstatus $134,000 689-char remark

   Show marketing remark (689 chars)

   Located on a Quiet City Street, this three Bedroom, one and a half bath home offers original hardwood floors in the living room, French doors leading to the dining room, Built in Cabinets in the Kitchen, and Freshly Painted walls. Back family room off the kitchen could also be used as an office or playroom. Bedrooms on the second floor are bright and spacious. The walk up attic could be finished for additional living space but currently offers plenty of accessible storage. Enclosed porch off the back of the house has new sheetrock and laminate flooring. The large covered front porch with original stonework is large and inviting. Its the perfect place to relax any time of the day.

6. 2020-04-20
   listed $139,900 689-char remark

   Show marketing remark (689 chars)

   Located on a Quiet City Street, this three Bedroom, one and a half bath home offers original hardwood floors in the living room, French doors leading to the dining room, Built in Cabinets in the Kitchen, and Freshly Painted walls. Back family room off the kitchen could also be used as an office or playroom. Bedrooms on the second floor are bright and spacious. The walk up attic could be finished for additional living space but currently offers plenty of accessible storage. Enclosed porch off the back of the house has new sheetrock and laminate flooring. The large covered front porch with original stonework is large and inviting. Its the perfect place to relax any time of the day.

7. 2017-03-24
   soldstatus $72,450
8. 2017-03-20
   soldstatus $72,350
9. 2017-02-06
   listed $84,900
10. 2008-12-22
    soldstatus $127,370
11. 2006-12-18
    soldstatus $70,125
12. 2003-07-10
    soldstatus $27,500
13. 2003-07-10
    soldstatus $105,000

ⓘ 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: $5,214 · $434/mo
• Projected year-2 tax: $5,214 · $434/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,570
• − Mortgage interest: −$10,637
• − Property taxes: −$5,214
• − Insurance: −$950
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,524
• Taxable loss: −$5,047
• Est. tax savings @ 24.0%: +$1,211
• After-tax cash flow: $-652/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: Plattsburgh City School District
• NCES district ID: 3623280
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $38,322
• Composite: 36.61/100
• National rank: #4626
• State rank: #484 of 590 in NY

Livability — Plattsburgh

• Score: 75/100
• State rank: #262
• US rank: #4134

Category grades

Amenities B- 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: Plattsburgh, NY
• Population (ZIP): 32,012

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 252.8692
• 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

+590.5% since first listed

13 events — show timeline

• 2026-05-06 Relisted — ACVMLS
• 2026-04-23 Pending — ACVMLS
• 2026-03-12 Listed $189,900 ACVMLS
• 2020-08-25 Sold (Public Records) $134,000 Public Records
• 2020-08-19 Sold (MLS) $134,000 ACVMLS
• 2020-04-20 Listed $139,900 ACVMLS
• 2017-03-24 Sold (Public Records) $72,450 Public Records
• 2017-03-20 Sold (MLS) $72,350 ACVMLS
• 2017-02-06 Listed $84,900 ACVMLS
• 2008-12-22 Sold (Public Records) $127,370 Public Records
• 2006-12-18 Sold (Public Records) $70,125 Public Records
• 2003-07-10 Sold (Public Records) $105,000 Public Records
• 2003-07-10 Sold (Public Records) $27,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $5,214 · +2.7% YoY. Source: county tax records.