14 Clinton St · Potsdam, NY 13676

$125,000

4 bd · 1.5 ba · 2,340 sqft · SingleFamily public records · 104 Days on market

Built 1880 $53/sqft · 49% below area Est $239k · 48% 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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.9% 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.
• Market conditions: 117 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 ~2 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 104 days — a 9% lower offer ($114k) 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $238,847
• List price: $125,000
• Delta: -47.67%
• 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%)	21mo	$194,000	$82	75
10 Hamilton St	0.43mi	4/1.5	2,246 (-4%)	4mo	$150,000	$67	70
18 Broad St	0.15mi	3/1.5 (-1)	2,228 (-5%)	12mo	$147,000	$66	70
17 Pleasant St	0.26mi	4/2.0	2,490 (+6%)	10mo	$196,000	$79	67
21 Leroy St	0.10mi	4/2.0	2,061 (-12%)	10mo	$254,000	$123	65
79 Main St	0.30mi	4/2.0	2,134 (-9%)	7mo	$125,000	$59	63
86 Market St	0.38mi	4/2.0	2,205 (-6%)	11mo	$150,520	$68	62
111 Leroy St	0.70mi	4/2.5	2,298 (-2%)	3mo	$236,000	$103	58
3 Drumlin Dr	0.60mi	4/2.5	2,368 (+1%)	12mo	$245,000	$103	56
37 Main St	0.35mi	3/1.5 (-1)	2,029 (-13%)	5mo	$201,000	$99	52
108 Leroy St	0.69mi	3/2.5 (-1)	2,390 (+2%)	13mo	$275,000	$115	45
5 Bradley Dr	0.74mi	5/2.5 (+1)	2,543 (+9%)	12mo	$345,000	$136	32

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $88,000
• Equity at exit: $112,610

10-year hold

• IRR: 27.7%
• Equity multiple: 7.96×
• Total profit: $243,487
• 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 →

ZIP-level market 13676

• Home prices YoY: 17.7%
• Active inventory: 117
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $313

Break-even live

Break-even rent $1,054

Max offer price $125,000

Occupancy floor 73%

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
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 104 DOM
2. 2026-06-17
   days on market $125,000 Active 103 DOM
3. 2026-06-16
   days on market $125,000 Active 102 DOM
4. 2026-06-15
   days on market $125,000 Active 101 DOM
5. 2026-06-13
   days on market $125,000 Active 99 DOM
6. 2026-06-12
   days on market $125,000 Active 98 DOM
7. 2026-06-09
   days on market $125,000 Active 95 DOM
8. 2026-06-08
   days on market $125,000 Active 94 DOM
9. 2026-06-07
   days on market $125,000 Active 93 DOM
10. 2026-06-07
    days on market $125,000 Active 92 DOM
11. 2026-06-04
    days on market $125,000 Active 89 DOM
12. 2026-06-02
    days on market $125,000 Active 88 DOM
13. 2026-06-01
    days on market $125,000 Active 87 DOM
14. 2026-05-31
    days on market $125,000 Active 86 DOM
15. 2026-03-06
    listed $125,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    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.

16. 1997-06-30
    soldstatus $30,000
17. 1997-06-30
    soldstatus $25,000

ⓘ 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: $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: $17,395
• − Mortgage interest: −$7,002
• − Property taxes: −$1,498
• − Insurance: −$625
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,636
• Taxable income: $1,851
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,309/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

+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.