61 May Rd · Potsdam, NY 13676

$170,000

4 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 44 Days on market

Built 1968 0.39 ac lot $92/sqft · 34% below area Est $257k · 34% under

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Why this score? — see what drove the C 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 +12.1/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting home offering comfort, flexibility, and a convenient village location! The kitchen features granite countertops, stainless steel appliances, and ceramic tile flooring, while the entryway also showcases durable tile. Hardwood floors run through the living and dining rooms, adding warmth and character, complemented by a fireplace. The main level primary bedroom (just three steps down) includes cedar-lined closets and a full private bathroom. Additional flexible living space includes a cozy room off the kitchen, ideal for an office or play area, plus a basement with a dry basement system and open recreation space. Upstairs there are three bedrooms with newer carpeting and an updated full bathroom. Enjoy the large back deck and a setting that offers a peaceful, country feel while still being on the edge of the village. Priced well below the assessed value, this home is a must-see. Call to schedule your private showing.

Key facts

• Cedar lined closets
• Granite countertops
• Hardwood floors

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CERAMIC TILE FLOORING
• HARDWOOD FLOORS
• FIREPLACE
• CEDAR LINED CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (15.3% below list).
• Recommended offer: $144k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Potsdam — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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 $18k of equity ($1k loan paydown + $17k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $131k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $144,042 (15.3% 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 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $257,282
• List price: $170,000
• Delta: -33.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 May Rd	0.18mi	3/1.5 (-1)	1,736 (-6%)	11mo	$229,000	$132	65
9 Circle Dr	0.21mi	4/2.5	2,068 (+12%)	11mo	$229,900	$111	60
6 Somerset Rd	0.65mi	3/2.0 (-1)	1,800 (-3%)	10mo	$238,000	$132	51
2 Berkley Dr	0.63mi	3/1.0 (-1)	1,845 (-0%)	20mo	$150,000	$81	44

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: 23.6%
• Equity multiple: 2.90×
• Total profit: $90,258
• Equity at exit: $153,149

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $267,686
• Equity at exit: $330,273

Cash invested: $47,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-37

Break-even live

Break-even rent $1,487

Max offer price $164,661

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $22	+0% $-37	+5% $-96	+10% $-154
Rent	-10% $-151	-5% $-94	+0% $-37	+5% $20	+10% $77
Rate	-1.0pp $49	-0.5pp $6	base $-37	+0.5pp $-81	+1.0pp $-126

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 44 DOM
2. 2026-06-17
   days on market $170,000 Active 43 DOM
3. 2026-06-16
   days on market $170,000 Active 42 DOM
4. 2026-06-15
   days on market $170,000 Active 41 DOM
5. 2026-06-13
   days on market $170,000 Active 39 DOM
6. 2026-06-12
   days on market $170,000 Active 38 DOM
7. 2026-06-09
   days on market $170,000 Active 35 DOM
8. 2026-06-08
   days on market $170,000 Active 34 DOM
9. 2026-06-07
   days on market $170,000 Active 33 DOM
10. 2026-06-07
    days on market $170,000 Active 32 DOM
11. 2026-06-04
    status $170,000 Active 29 DOM
12. 2026-04-22
    listed $170,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to this inviting home offering comfort, flexibility, and a convenient village location! The kitchen features granite countertops, stainless steel appliances, and ceramic tile flooring, while the entryway also showcases durable tile. Hardwood floors run through the living and dining rooms, adding warmth and character, complemented by a fireplace. The main level primary bedroom (just three steps down) includes cedar-lined closets and a full private bathroom. Additional flexible living space includes a cozy room off the kitchen, ideal for an office or play area, plus a basement with a dry basement system and open recreation space. Upstairs there are three bedrooms with newer carpeting and an updated full bathroom. Enjoy the large back deck and a setting that offers a peaceful, country feel while still being on the edge of the village. Priced well below the assessed value, this home is a must-see. Call to schedule your private showing.

13. 2020-03-10
    soldstatus $131,000 1175-char remark

    Show marketing remark (1175 chars)

    Come inside this lovely home! Granite countertops and stainless steel kitchen appliances. Ceramic tiled entry and kitchen floors. Wood floors in living and dining rooms. Fireplace in living room (never used in this owner's tenure). Newer carpets in upstairs' bedrooms (Owner believes there is hardwood underneath). Both bathrooms have been updated. Master Bedroom is on main level (three steps down) with cedar lined closets and Master bath. This could alternately be used as a guest area/in home office or even a children's playroom. There is a nifty room a few steps down from kitchen which is open to the kitchen which has been used as in home office and also a playroom for children. There is also a large open area in the basement that has been used as play area for children. This was recently redone. All paneling was taken off walls, new fry basement system installed and area is freshly painted. Fireplace there has never been used. Large deck on back of home. On edge of village with feeling of country, 61 May Rd. is a great choice! Note: List price is lower than assessed value. Near schools, shopping and easy walk to hospital, this is a great village location!

14. 2020-03-10
    soldstatus $131,000

    Show marketing remark (1175 chars)

    Come inside this lovely home! Granite countertops and stainless steel kitchen appliances. Ceramic tiled entry and kitchen floors. Wood floors in living and dining rooms. Fireplace in living room (never used in this owner's tenure). Newer carpets in upstairs' bedrooms (Owner believes there is hardwood underneath). Both bathrooms have been updated. Master Bedroom is on main level (three steps down) with cedar lined closets and Master bath. This could alternately be used as a guest area/in home office or even a children's playroom. There is a nifty room a few steps down from kitchen which is open to the kitchen which has been used as in home office and also a playroom for children. There is also a large open area in the basement that has been used as play area for children. This was recently redone. All paneling was taken off walls, new fry basement system installed and area is freshly painted. Fireplace there has never been used. Large deck on back of home. On edge of village with feeling of country, 61 May Rd. is a great choice! Note: List price is lower than assessed value. Near schools, shopping and easy walk to hospital, this is a great village location!

15. 2019-01-01
    listed $149,000 1175-char remark

    Show marketing remark (1175 chars)

    Come inside this lovely home! Granite countertops and stainless steel kitchen appliances. Ceramic tiled entry and kitchen floors. Wood floors in living and dining rooms. Fireplace in living room (never used in this owner's tenure). Newer carpets in upstairs' bedrooms (Owner believes there is hardwood underneath). Both bathrooms have been updated. Master Bedroom is on main level (three steps down) with cedar lined closets and Master bath. This could alternately be used as a guest area/in home office or even a children's playroom. There is a nifty room a few steps down from kitchen which is open to the kitchen which has been used as in home office and also a playroom for children. There is also a large open area in the basement that has been used as play area for children. This was recently redone. All paneling was taken off walls, new fry basement system installed and area is freshly painted. Fireplace there has never been used. Large deck on back of home. On edge of village with feeling of country, 61 May Rd. is a great choice! Note: List price is lower than assessed value. Near schools, shopping and easy walk to hospital, this is a great village location!

16. 2007-06-18
    soldstatus $146,900
17. 2004-08-30
    soldstatus $140,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $17,285
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,945
• Taxable loss: −$3,349
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $361/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

• Census place: Potsdam, NY
• 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

+21.4% since first listed

6 events — show timeline

• 2026-04-22 Listed $170,000 SLCMLS
• 2020-03-10 Sold (Public Records) $131,000 Public Records
• 2020-03-10 Sold (MLS) $131,000 SLCMLS
• 2019-01-01 Listed $149,000 SLCMLS
• 2007-06-18 Sold (Public Records) $146,900 Public Records
• 2004-08-30 Sold (Public Records) $140,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $9,205 · -2.1% YoY. Source: county tax records.