263 Waite Rd · Potsdam, NY 13676

$185,000

3 bd · 1.5 ba · 1,782 sqft · Manufactured public records · 4 Days on market

Built 1994 1.90 ac lot Est $226k · 18% 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
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

This one family, 1782 square foot, 3 bedroom, 2 bathroom home with a 2 car garage is situated on pleasant country road half way between Potsdam and Canton, NY. The nice 1.9 acre lot is on a knoll with perennial plantings, maple trees, apple trees, lilacs, a nice breeze and meadow views. Once inside your first impression with be that of spaciousness and which is evident with the square footage, open floor plan and vaulted ceilings. When special ordered, this home was designed with several upgrades. The kitchen is the center of the home. It has an abundance of solid oak cabinets, an island, 2 breakfast bars, a pantry, skylights and all appliances stay. The dining area and living room combine to make a 27' x 27' great room with attractive built-in shelving. That's not all. .. the welcoming family room offers extra living space and gorgeous wood burning fireplace with stone surround that has never had a fire in it. The very generously sized master bedroom is entered through double doors off the living room. It offers a walk-in closet and master bathroom with ample storage and a corner garden tub. The other two bedrooms are above average in size and the main full bathroom offers oak cabinetry and plenty of storage as well. There is decent sized back deck and the beforementioned 2 car garage, To see all that this property has to offer please don't hesitate to call and schedule a showing right away.

Key facts

• Partially wooded lot
• Newer roof
• Updated bathrooms

Tags

• REMODELED HOME
• PARTIALLY WOODED LOT
• MODERN KITCHEN
• UPDATED BATHROOMS
• NEW FRONT-FACING WINDOWS
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (25.0% below list).
• Recommended offer: $134k (27.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#249 in NY, #3,908 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Potsdam Central School District (town): math 53% / reading 66% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lawrence Avenue Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 551 students, 39% FRL); A A Kingston Middle School (math 27% / reading 54%, grade F, #409 of 729 statewide, top 56%, 368 students, 40% FRL); Potsdam Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 372 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 118 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 $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $133,837 (27.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $226,314
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Waite Rd	0.00mi	3/2.0	1,782 (0%)	1mo	$177,000	$99	97
300 Morgan Rd	0.63mi	3/2.0	1,728 (-3%)	22mo	$220,000	$127	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $82,397
• Equity at exit: $166,663

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $257,324
• Equity at exit: $359,414

Cash invested: $51,800 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 118
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$339 /mo · $4,065/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-290

Break-even live

Break-even rent $1,754

Max offer price $133,837

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-237	+0% $-290	+5% $-342	+10% $-394
Rent	-10% $-399	-5% $-344	+0% $-290	+5% $-235	+10% $-180
Rate	-1.0pp $-196	-0.5pp $-243	base $-290	+0.5pp $-338	+1.0pp $-386

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-03-27
   listed $185,000 Active
3. 2025-06-05
   listed $198,000 Active
4. 2018-10-19
   soldstatus $95,000 1416-char remark

   Show marketing remark (1416 chars)

   This one family, 1782 square foot, 3 bedroom, 2 bathroom home with a 2 car garage is situated on pleasant country road half way between Potsdam and Canton, NY. The nice 1.9 acre lot is on a knoll with perennial plantings, maple trees, apple trees, lilacs, a nice breeze and meadow views. Once inside your first impression with be that of spaciousness and which is evident with the square footage, open floor plan and vaulted ceilings. When special ordered, this home was designed with several upgrades. The kitchen is the center of the home. It has an abundance of solid oak cabinets, an island, 2 breakfast bars, a pantry, skylights and all appliances stay. The dining area and living room combine to make a 27' x 27' great room with attractive built-in shelving. That's not all. .. the welcoming family room offers extra living space and gorgeous wood burning fireplace with stone surround that has never had a fire in it. The very generously sized master bedroom is entered through double doors off the living room. It offers a walk-in closet and master bathroom with ample storage and a corner garden tub. The other two bedrooms are above average in size and the main full bathroom offers oak cabinetry and plenty of storage as well. There is decent sized back deck and the beforementioned 2 car garage, To see all that this property has to offer please don't hesitate to call and schedule a showing right away.

5. 2018-10-18
   soldstatus $95,000
6. 2018-07-02
   listed $110,000 1416-char remark

   Show marketing remark (1416 chars)

   This one family, 1782 square foot, 3 bedroom, 2 bathroom home with a 2 car garage is situated on pleasant country road half way between Potsdam and Canton, NY. The nice 1.9 acre lot is on a knoll with perennial plantings, maple trees, apple trees, lilacs, a nice breeze and meadow views. Once inside your first impression with be that of spaciousness and which is evident with the square footage, open floor plan and vaulted ceilings. When special ordered, this home was designed with several upgrades. The kitchen is the center of the home. It has an abundance of solid oak cabinets, an island, 2 breakfast bars, a pantry, skylights and all appliances stay. The dining area and living room combine to make a 27' x 27' great room with attractive built-in shelving. That's not all. .. the welcoming family room offers extra living space and gorgeous wood burning fireplace with stone surround that has never had a fire in it. The very generously sized master bedroom is entered through double doors off the living room. It offers a walk-in closet and master bathroom with ample storage and a corner garden tub. The other two bedrooms are above average in size and the main full bathroom offers oak cabinetry and plenty of storage as well. There is decent sized back deck and the beforementioned 2 car garage, To see all that this property has to offer please don't hesitate to call and schedule a showing right away.

ⓘ 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: $4,065 · $339/mo
• Projected year-2 tax: $4,065 · $339/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,654
• − Mortgage interest: −$10,363
• − Property taxes: −$4,065
• − Insurance: −$925
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$5,382
• Taxable loss: −$6,746
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $-1,857/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: Potsdam Central School District
• NCES district ID: 3623670
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 66% ▲ 12.00%
• Median HH income: $44,144
• Composite: 50.05/100
• National rank: #1915
• State rank: #258 of 590 in NY

Livability — Potsdam

• Score: 75/100
• State rank: #249
• US rank: #3908

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,123
• Population (ZIP): 13,408

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 48.01%
• Current HPI: 318.7704
• 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

+68.2% since first listed

6 events — show timeline

• 2026-03-31 Pending — SLCMLS
• 2026-03-27 Listed $185,000 SLCMLS
• 2025-06-05 Listed $198,000 SLCMLS
• 2018-10-19 Sold (MLS) $95,000 SLCMLS
• 2018-10-18 Sold (Public Records) $95,000 Public Records
• 2018-07-02 Listed $110,000 SLCMLS

Property tax history

+7.0%/yr

Latest (2025): $4,065 · +0.6% YoY. Source: county tax records.