62 Lawrence Ave · Potsdam, NY 13676

$157,500

5 bd · 1.5 ba · 1,483 sqft · SingleFamily public records · 465 Days on market

Built 1950 0.72 ac lot $106/sqft · 24% below area Est $200k · 21% 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
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks MLS

REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

Key facts

• Oak cabinets
• Natural light
• Main floor living

Tags

• MAIN FLOOR LIVING
• LARGE BEDROOM ENSUITE
• 3-SEASON ROOM
• NATURAL LIGHT
• OAK CABINETS
• CERAMIC TILE FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (7.3% below list).
• Recommended offer: $126k (20.2% 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.
• 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 $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 465 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,715 (20.2% 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 465 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 9.0

CMA / ARV

• ARV (median comp): $199,616
• List price: $157,500
• Delta: -21.10%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Wellings Dr	0.46mi	4/2.0 (-1)	1,625 (+10%)	16mo	$168,500	$104	42
9 Grant St	0.59mi	4/2.0 (-1)	1,700 (+15%)	8mo	$127,000	$75	34

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $69,293
• Equity at exit: $141,888

10-year hold

• IRR: 17.8%
• Equity multiple: 5.94×
• Total profit: $217,639
• Equity at exit: $305,988

Cash invested: $44,100 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$524 /mo · $6,286/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-262

Break-even live

Break-even rent $1,792

Max offer price $125,715

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-218	+0% $-262	+5% $-307	+10% $-351
Rent	-10% $-378	-5% $-320	+0% $-262	+5% $-205	+10% $-147
Rate	-1.0pp $-183	-0.5pp $-222	base $-262	+0.5pp $-303	+1.0pp $-345

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $157,500 Active 465 DOM
2. 2026-06-21
   days on market $157,500 Active 464 DOM
3. 2026-06-18
   days on market $157,500 Active 462 DOM
4. 2026-06-17
   days on market $157,500 Active 461 DOM
5. 2026-06-16
   days on market $157,500 Active 460 DOM
6. 2026-06-15
   days on market $157,500 Active 459 DOM
7. 2026-06-13
   days on market $157,500 Active 457 DOM
8. 2026-06-12
   days on market $157,500 Active 456 DOM
9. 2026-06-09
   days on market $157,500 Active 453 DOM
10. 2026-06-08
    days on market $157,500 Active 452 DOM
11. 2026-06-07
    days on market $157,500 Active 451 DOM
12. 2026-06-07
    days on market $157,500 Active 450 DOM
13. 2026-06-04
    days on market $157,500 Active 447 DOM
14. 2026-06-02
    pricedays on market $157,500 Active 446 DOM
15. 2026-06-01
    days on market $158,000 Active 445 DOM
16. 2026-05-31
    days on market $158,000 Active 444 DOM
17. 2026-05-16
    price $158,000 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

18. 2026-04-20
    price $159,000 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

19. 2026-03-27
    price $172,500 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

20. 2025-10-29
    price $177,500 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

21. 2025-10-07
    status Active 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

22. 2025-10-07
    price $178,000 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

23. 2025-10-06
    listed $178,000 Active
24. 2025-05-19
    price $191,000 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

25. 2025-04-24
    price $195,000 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

26. 2025-03-04
    price $199,500 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

27. 2025-02-25
    listed $205,000 Active 966-char remark

    Show marketing remark (966 chars)

    REDUCED PRICE!! Discover the charm of this single-family 4+ bed, 2 full baths, and attached garages. Enjoy main floor living with a large bedroom ensuite on the first floor. As you step through the side entrance, you’ll be greeted by a delightful 3-season room, filled with natural light from expansive windows and convenient closet. The kitchen has oak cabinets and ceramic tile flooring and opens up to a large deck. The kitchen features a brand new gas oven, and laundry area. The open floorpan of the dining and living room offers a seamless flow for hosting gatherings. Upstairs, there are three additional bedrooms plus an office that can be used as a 5th bedroom or gaming room, offering plenty of space for everyone. The second-floor bathroom features a jetted tub/shower combo and is conveniently located to serve all bedrooms and the office. Situated in the heart of the village, this home is a location for those who value convenience and community.

28. 2024-09-20
    listed $205,000 Active
29. 2019-09-16
    soldstatus $126,500
30. 2019-09-16
    soldstatus $126,500
31. 2019-05-03
    listed $134,900
32. 2010-06-09
    soldstatus $76,500

ⓘ 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: $6,286 · $524/mo
• Projected year-2 tax: $6,286 · $524/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 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: $17,515
• − Mortgage interest: −$8,822
• − Property taxes: −$6,286
• − Insurance: −$788
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,582
• Taxable loss: −$5,765
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-1,764/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

+106.5% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $158,000 SLCMLS
• 2026-04-20 Price Changed $159,000 SLCMLS
• 2026-03-27 Price Changed $172,500 SLCMLS
• 2025-10-29 Price Changed $177,500 SLCMLS
• 2025-10-07 Relisted — SLCMLS
• 2025-10-07 Price Changed $178,000 SLCMLS
• 2025-10-06 Listed $178,000 SLCMLS
• 2025-05-19 Price Changed $191,000 SLCMLS
• 2025-04-24 Price Changed $195,000 SLCMLS
• 2025-03-04 Price Changed $199,500 SLCMLS
• 2025-02-25 Listed $205,000 SLCMLS
• 2024-09-20 Listed $205,000 SLCMLS
• 2019-09-16 Sold (Public Records) $126,500 Public Records
• 2019-09-16 Sold (MLS) $126,500 SLCMLS
• 2019-05-03 Listed $134,900 SLCMLS
• 2010-06-09 Sold (Public Records) $76,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $6,286 · -2.2% YoY. Source: county tax records.