69 Lawrence Ave · Potsdam, NY 13676

$205,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 7 Days on market

Built 1960 0.40 ac lot Est $137k · 49% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

This beautifully updated ranch-style home features 3 bedrooms and 2 full baths and a brand new roof. The bright, cheerful kitchen is a true highlight with white cabinetry, a butcher block island, granite countertops, built-in double oven, additional range/stove, dishwasher, and refrigerator — perfect for cooking and entertaining. A convenient mudroom off the kitchen has its own entrance and could be used for an office. The spacious family room features a new picture window with sidelights. The laundry is also on the main floor which makes this home truly one-floor living! Both full baths are finished nicely with double sink vanities. The interior showcases hardwood floors and recessed

Key facts

• New picture window
• Built-in double oven
• Butcher block island

Tags

• NEW ROOF
• BUTCHER BLOCK ISLAND
• GRANITE COUNTERTOPS
• BUILT-IN DOUBLE OVEN
• MUDROOM
• NEW PICTURE WINDOW

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story residence; Residential property
• Construction: Vinyl siding; Metal roof; Partial crawl space basement
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Double oven; Gas cooktop; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Kitchen island; Eat-in kitchen
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (29.3% below list).
• Recommended offer: $143k (30.3% 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: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $205k implies a 273% gain — meaningful room to come down on a strong offer.

Recommended offer $142,821 (30.3% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $137,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Lawrence Ave	0.34mi	3/2.0	1,411 (+1%)	19mo	$84,000	$60	64
29 Grant St	0.45mi	3/2.0	1,376 (-2%)	11mo	$160,000	$116	63
20 Clinton St	0.48mi	3/1.0	1,341 (-4%)	18mo	$108,000	$81	56
7811 Ush 11	0.71mi	3/1.0	1,494 (+7%)	4mo	$147,000	$98	53
1 Carol Ct	0.73mi	3/1.0	1,190 (-15%)	11mo	$139,500	$117	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: 19.1%
• Equity multiple: 2.56×
• Total profit: $89,302
• Equity at exit: $184,680

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $280,751
• Equity at exit: $398,270

Cash invested: $57,400 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$337 /mo · $4,044/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-352

Break-even live

Break-even rent $1,896

Max offer price $142,821

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Carol Ct Potsdam, NY	2.0	1.0	1278	$1,450	$1.13	43d	1	0.73mi

Listing history 3 events

1. 2026-05-22
   listed $205,000 Active
2. 2002-08-21
   soldstatus $55,000
3. 1995-07-24
   soldstatus $13,500

ⓘ 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: $4,044 · $337/mo
• Projected year-2 tax: $4,044 · $337/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 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: $17,400
• − Mortgage interest: −$11,483
• − Property taxes: −$4,044
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,964
• Taxable loss: −$7,900
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-2,328/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

+1418.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $205,000 SLCMLS
• 2002-08-21 Sold (Public Records) $55,000 Public Records
• 1995-07-24 Sold (Public Records) $13,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,044 · +17.5% YoY. Source: county tax records.