14 Clinton St · Potsdam, NY 13676

$125,000

4 bd · 1.5 ba · 2,340 sqft · SingleFamily public records · 155 Days on market

Built 1880 Fair condition $53/sqft · 51% below area Est $247k · 49% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• Schools +6.8/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 14 Clinton Street in Potsdam, NY! This 3-bedroom, 2-bathroom home offers the convenience of village amenities, including public water, sewer, and natural gas, along with a spacious backyard. The main floor features wood floors, a large kitchen with an eating area, a living room, and a flexible central room that can be used as a dining room, office, or whatever suits your needs. There’s also a laundry area and a bathroom with a shower. An enclosed side porch or the front covered porch are ideal for entry muddy days. At the back of the home, you’ll find a large storage room that’s currently unfinished but could be expanded into usable space. Behind it, there’s another two-story unfinished area, also used for storage. Upstairs are three good-sized bedrooms and a bathroom. One bedroom is accessible through the unfinished upstairs area or the bathroom, offering extra flexibility. Outside there is a detached two car garage in which half has been turned into a workspace and a large amount of green space in the backyard. . With a spacious backyard and great potential for additional space, this home is ready for your personal touch.

Key facts

• Enclosed side porch
• Front covered porch
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• LARGE KITCHEN
• FLEXIBLE CENTRAL ROOM
• ENCLOSED SIDE PORCH
• FRONT COVERED PORCH
• LARGE STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% in Potsdam — 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 (#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: 147 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $247,429
• List price: $125,000
• Delta: -49.48%
• 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
26 Lawrence Ave	0.10mi	4/2.0	2,356 (+1%)	22mo	$194,000	$82	74
10 Hamilton St	0.43mi	4/1.5	2,246 (-4%)	6mo	$150,000	$67	69
18 Broad St	0.15mi	3/1.5 (-1)	2,228 (-5%)	13mo	$147,000	$66	69
17 Pleasant St	0.26mi	4/2.0	2,490 (+6%)	12mo	$196,000	$79	66
21 Leroy St	0.10mi	4/2.0	2,061 (-12%)	12mo	$254,000	$123	64
79 Main St	0.30mi	4/2.0	2,134 (-9%)	9mo	$125,000	$59	62
86 Market St	0.38mi	4/2.0	2,205 (-6%)	12mo	$150,520	$68	60
111 Leroy St	0.70mi	4/2.5	2,298 (-2%)	5mo	$236,000	$103	56
3 Drumlin Dr	0.60mi	4/2.5	2,368 (+1%)	14mo	$245,000	$103	55
37 Main St	0.35mi	3/1.5 (-1)	2,029 (-13%)	7mo	$201,000	$99	51
108 Leroy St	0.69mi	3/2.5 (-1)	2,390 (+2%)	14mo	$275,000	$115	44
5 Bradley Dr	0.74mi	5/2.5 (+1)	2,543 (+9%)	13mo	$345,000	$136	31

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $80,593
• Equity at exit: $112,610

10-year hold

• IRR: 25.3%
• Equity multiple: 7.50×
• Total profit: $227,492
• Equity at exit: $242,848

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 5 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $232,000 ($98/sqft)
• Median days on market: 40 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13676

• Home prices YoY: 17.7%
• Active inventory: 147
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $196

Break-even live

Break-even rent $1,054

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $267	-5% $232	+0% $196	+5% $161	+10% $126
Rent	-10% $94	-5% $145	+0% $196	+5% $248	+10% $299
Rate	-1.0pp $259	-0.5pp $228	base $196	+0.5pp $164	+1.0pp $131

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 155 DOM
2. 2026-08-07
   days on market $125,000 Active 154 DOM
3. 2026-08-06
   days on market $125,000 Active 153 DOM
4. 2026-08-05
   days on market $125,000 Active 152 DOM
5. 2026-08-04
   days on market $125,000 Active 151 DOM
6. 2026-08-03
   days on market $125,000 Active 150 DOM
7. 2026-07-31
   days on market $125,000 Active 147 DOM
8. 2026-07-30
   days on market $125,000 Active 146 DOM
9. 2026-07-29
   days on market $125,000 Active 145 DOM
10. 2026-07-27
    days on market $125,000 Active 143 DOM
11. 2026-07-25
    days on market $125,000 Active 141 DOM
12. 2026-07-24
    days on market $125,000 Active 140 DOM
13. 2026-07-23
    days on market $125,000 Active 139 DOM
14. 2026-07-22
    days on market $125,000 Active 138 DOM
15. 2026-07-21
    days on market $125,000 Active 137 DOM
16. 2026-07-20
    days on market $125,000 Active 136 DOM
17. 2026-07-18
    days on market $125,000 Active 134 DOM
18. 2026-07-16
    days on market $125,000 Active 132 DOM
19. 2026-07-15
    days on market $125,000 Active 131 DOM
20. 2026-07-14
    days on market $125,000 Active 130 DOM
21. 2026-07-13
    days on market $125,000 Active 129 DOM
22. 2026-07-12
    days on market $125,000 Active 128 DOM
23. 2026-07-12
    days on market $125,000 Active 127 DOM
24. 2026-07-10
    days on market $125,000 Active 126 DOM
25. 2026-07-09
    days on market $125,000 Active 125 DOM
26. 2026-07-07
    days on market $125,000 Active 123 DOM
27. 2026-07-06
    days on market $125,000 Active 122 DOM
28. 2026-07-05
    days on market $125,000 Active 121 DOM
29. 2026-07-05
    days on market $125,000 Active 120 DOM
30. 2026-07-03
    days on market $125,000 Active 119 DOM
31. 2026-07-03
    days on market $125,000 Active 118 DOM
32. 2026-07-01
    days on market $125,000 Active 117 DOM
33. 2026-06-30
    days on market $125,000 Active 116 DOM
34. 2026-06-29
    days on market $125,000 Active 115 DOM
35. 2026-06-28
    days on market $125,000 Active 114 DOM
36. 2026-06-27
    days on market $125,000 Active 113 DOM
37. 2026-06-26
    days on market $125,000 Active 112 DOM
38. 2026-06-22
    days on market $125,000 Active 108 DOM
39. 2026-06-21
    days on market $125,000 Active 107 DOM
40. 2026-06-21
    days on market $125,000 Active 106 DOM
41. 2026-06-18
    days on market $125,000 Active 104 DOM
42. 2026-06-17
    days on market $125,000 Active 103 DOM
43. 2026-06-16
    days on market $125,000 Active 102 DOM
44. 2026-06-15
    days on market $125,000 Active 101 DOM
45. 2026-06-13
    days on market $125,000 Active 99 DOM
46. 2026-06-12
    days on market $125,000 Active 98 DOM
47. 2026-06-09
    days on market $125,000 Active 95 DOM
48. 2026-06-08
    days on market $125,000 Active 94 DOM
49. 2026-06-07
    days on market $125,000 Active 93 DOM
50. 2026-06-07
    days on market $125,000 Active 92 DOM

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$307/yr (+$26/mo · 20.5%)

ⓘ 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 2/10 Low
• 🌡 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: $15,629
• − Mortgage interest: −$7,002
• − Property taxes: −$1,498
• − Insurance: −$625
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,636
• Taxable income: $367
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,270/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $58,500–$105,300 screening

This home requires moderate repairs and maintenance, including painting the exterior and landscaping, to improve its curb appeal and value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — The electrical panel appears to be outdated and may need to be replaced.
• Major Plumbing (plumbing) — The plumbing fixtures appear to be old and may need to be replaced.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition with peeling paint and possible structural issues.

Repairs flagged

• Major Painting exterior — Peeling paint on siding
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both Painting interior walls — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Lawrence Avenue Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle A A Kingston Middle School F NY #409/729 Nat'l #5,872/14,009 High Potsdam Senior High School A+ NY #171/1,100 Nat'l #281/17,239

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

B Composite livability gradescore 75/100

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
• County: St. Lawrence · 110,027 people
• City population: 2,123
• Population (ZIP): 13,408
• Household income: $56,900
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 25% of renters

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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%

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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%

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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

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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

+316.7% since first listed

3 events — show timeline

• 2026-03-06 Listed $125,000 SLCMLS
• 1997-06-30 Sold (Public Records) $25,000 Public Records
• 1997-06-30 Sold (Public Records) $30,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,498 · -0.4% YoY. Source: county tax records.