2114 Greene St · Ogdensburg, NY 13669

$54,900

3 bd · 1.0 ba · 1,391 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $64k · 14% under

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Why this score? — see what drove the A- 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 +13.9/15.0
• 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

This move-in-ready home offers numerous updates completed within the past four years, including a remodeled kitchen, updated plumbing and wiring, a metal roof, and some new windows and doors. The main floor features a full bathroom, laundry units, double living room, dining room, and kitchen, with three bedrooms upstairs. Heating is provided by a durable two-zone natural gas Weil-McLain boiler. Additional highlights include vinyl siding, a paved driveway, and a large L-shaped lot that offers both a private backyard and a spacious side yard. All appliances are included. The Seller has recently removed some flooring for a new owner to install their own flooring choice and repairing some kitch

Key facts

• Metal roof
• Updated wiring
• New doors

Tags

• REMODELED KITCHEN
• UPDATED PLUMBING
• UPDATED WIRING
• METAL ROOF
• NEW WINDOWS
• NEW DOORS

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Vinyl siding
• Exterior features: Metal roof; Corner lot; Irregular lot; Frontage approx. 138x44

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Gas water heater; Disposal; Microwave; Refrigerator; Electric cooktop; Dishwasher
• Laundry & utility: Washer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 15.4% 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 $966 of equity ($380 loan paydown + $586 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.18% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.44%
• DSCR: 2.44
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $63,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Greene St	0.00mi	3/1.0	1,391 (0%)	0mo	$50,000	$36	100
310 Seymour St	0.48mi	3/1.5	1,320 (-5%)	2mo	$22,000	$17	65
1701 Ford St	0.32mi	3/2.0	1,524 (+10%)	4mo	$45,000	$30	62
316 Rosseel St	0.37mi	2/1.5 (-1)	1,253 (-10%)	4mo	$115,000	$92	56
1516 Ford St	0.39mi	3/1.0	1,512 (+9%)	14mo	$79,500	$53	56
410 Hasbrouck St	0.71mi	3/1.5	1,365 (-2%)	10mo	$69,900	$51	53
417 Clark St	0.67mi	3/1.5	1,426 (+2%)	14mo	$52,500	$37	51
330 Park St	0.58mi	2/1.5 (-1)	1,306 (-6%)	8mo	$50,000	$38	49
504 John St	0.67mi	2/1.0 (-1)	1,314 (-6%)	14mo	$136,000	$104	43
1023 Ford St	0.67mi	2/1.0 (-1)	1,211 (-13%)	2mo	$46,500	$38	41
218 Denny St	0.74mi	3/1.5	1,529 (+10%)	14mo	$70,000	$46	36
410 Park St	0.59mi	4/2.0 (+1)	1,571 (+13%)	10mo	$158,000	$101	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: 35.0%
• Equity multiple: 2.81×
• Total profit: $27,783
• Equity at exit: $18,934

10-year hold

• IRR: 37.2%
• Equity multiple: 5.51×
• Total profit: $69,256
• Equity at exit: $25,311

Cash invested: $15,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$220 /mo · $2,643/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $416

Break-even live

Break-even rent $672

Max offer price $54,900

Occupancy floor 60%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-25
   listed $54,900 Active

ⓘ 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: $2,643 · $220/mo
• Projected year-2 tax: $2,643 · $220/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 ≥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: −$3,075
• − Property taxes: −$2,643
• − Insurance: −$274
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,597
• Taxable income: $4,488
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $3,909/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

• 2026-05-25 Listed $54,900 SLCMLS

Property tax history

+11.9%/yr

Latest (2025): $2,643 · +0.7% YoY. Source: county tax records.