151 Elm St · Potsdam, NY 13676

$189,000

4 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 196 Days on market

Built 1963 1.00 ac lot $105/sqft · 11% below area Est $212k · 11% under

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Why this score? — see what drove the D 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 +12.3/15.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming 5-Bedroom Colonial on 1 Acre in the Village of Potsdam! Welcome to this spacious 5-bedroom, 1.5-bath Colonial home, perfectly situated on 1 acre in the Village of Potsdam. With stunning meadow views and abundant natural beauty, this property offers a peaceful, “out-of-village” feel while still delivering all the conveniences of village living. Step inside to a warm and inviting first floor featuring a main-level bedroom and half bath, ideal for guests or one-floor living. The large kitchen and dining room combination is perfect for entertaining, offering ample cabinetry, built-ins, a kitchen island, and plenty of space to gather. Hardwood floors flow through the living room and continue upstairs into the bedrooms, adding charm and character throughout the home. Upstairs, you’ll find four generously sized bedrooms, each with large closets—a rare find in village homes. The layout provides excellent flexibility. Off the back of the home, enjoy the tranquility of the 3-season room, the perfect place to unwind as you watch wildlife roam the meadow or snack on apples from the tree in your yard. The expansive lot provides endless opportunities for gardening, recreation, or simply relaxing in your private natural oasis. Additional features include a 1-car attached garage, circular driveway, and close proximity to Clarkson University, SUNY Potsdam, Canton-Potsdam Hospital, and everyday conveniences—there’s even a coffee shop and convenience store right across the street. Listed below assessed value, this home offers exceptional space, comfort, and potential in a highly sought-after location. Don’t miss your chance to enjoy village amenities with a country feel—schedule your showing today!

Key facts

• Half bath
• Main-level bedroom
• Ample cabinetry

Tags

• MAIN-LEVEL BEDROOM
• HALF BATH
• LARGE KITCHEN
• DINING ROOM COMBINATION
• AMPLE CABINETRY
• KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (23.7% below list).
• Recommended offer: $144k (24.0% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 4.9% in Potsdam — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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 $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $189k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $143,662 (24.0% 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 196 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 2.94%
• Cash-on-cash: -11.99%
• DSCR: 0.47
• GRM: 10.9

CMA / ARV

• ARV (median comp): $211,799
• List price: $189,000
• Delta: -10.76%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Elm St	0.10mi	3/2.0 (-1)	1,800 (+0%)	18mo	$232,500	$129	72
9 Grant St	0.47mi	4/2.0	1,700 (-5%)	8mo	$127,000	$75	60
124 Main St	0.45mi	3/2.0 (-1)	1,832 (+2%)	11mo	$185,000	$101	59
23 Grant St	0.52mi	4/2.0	1,904 (+6%)	8mo	$196,000	$103	57
8 Wellings Dr	0.28mi	4/2.0	1,625 (-9%)	16mo	$168,500	$104	56
18 Cedar St	0.71mi	4/2.0	1,825 (+2%)	11mo	$215,000	$118	53
131 Main St	0.46mi	3/2.0 (-1)	1,756 (-2%)	23mo	$189,000	$108	49

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: 16.0%
• Equity multiple: 2.31×
• Total profit: $69,497
• Equity at exit: $170,266

10-year hold

• IRR: 15.4%
• Equity multiple: 5.38×
• Total profit: $231,631
• Equity at exit: $367,185

Cash invested: $52,920 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$599 /mo · $7,183/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-529

Break-even live

Break-even rent $2,112

Max offer price $143,662

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-475	+0% $-529	+5% $-582	+10% $-636
Rent	-10% $-643	-5% $-586	+0% $-529	+5% $-472	+10% $-415
Rate	-1.0pp $-434	-0.5pp $-481	base $-529	+0.5pp $-578	+1.0pp $-628

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $189,000 Active 196 DOM
2. 2026-06-21
   days on market $189,000 Active 195 DOM
3. 2026-06-18
   days on market $189,000 Active 193 DOM
4. 2026-06-17
   days on market $189,000 Active 192 DOM
5. 2026-06-16
   days on market $189,000 Active 191 DOM
6. 2026-06-15
   days on market $189,000 Active 190 DOM
7. 2026-06-13
   days on market $189,000 Active 188 DOM
8. 2026-06-12
   days on market $189,000 Active 187 DOM
9. 2026-06-09
   days on market $189,000 Active 184 DOM
10. 2026-06-08
    days on market $189,000 Active 183 DOM
11. 2026-06-07
    days on market $189,000 Active 182 DOM
12. 2026-06-07
    days on market $189,000 Active 181 DOM
13. 2026-06-04
    days on market $189,000 Active 178 DOM
14. 2026-06-02
    days on market $189,000 Active 177 DOM
15. 2026-06-01
    days on market $189,000 Active 176 DOM
16. 2026-05-31
    days on market $189,000 Active 175 DOM
17. 2025-12-07
    listed $189,000 Active 1766-char remark

    Show marketing remark (1766 chars)

    Charming 5-Bedroom Colonial on 1 Acre in the Village of Potsdam! Welcome to this spacious 5-bedroom, 1.5-bath Colonial home, perfectly situated on 1 acre in the Village of Potsdam. With stunning meadow views and abundant natural beauty, this property offers a peaceful, “out-of-village” feel while still delivering all the conveniences of village living. Step inside to a warm and inviting first floor featuring a main-level bedroom and half bath, ideal for guests or one-floor living. The large kitchen and dining room combination is perfect for entertaining, offering ample cabinetry, built-ins, a kitchen island, and plenty of space to gather. Hardwood floors flow through the living room and continue upstairs into the bedrooms, adding charm and character throughout the home. Upstairs, you’ll find four generously sized bedrooms, each with large closets—a rare find in village homes. The layout provides excellent flexibility. Off the back of the home, enjoy the tranquility of the 3-season room, the perfect place to unwind as you watch wildlife roam the meadow or snack on apples from the tree in your yard. The expansive lot provides endless opportunities for gardening, recreation, or simply relaxing in your private natural oasis. Additional features include a 1-car attached garage, circular driveway, and close proximity to Clarkson University, SUNY Potsdam, Canton-Potsdam Hospital, and everyday conveniences—there’s even a coffee shop and convenience store right across the street. Listed below assessed value, this home offers exceptional space, comfort, and potential in a highly sought-after location. Don’t miss your chance to enjoy village amenities with a country feel—schedule your showing today!

18. 2012-10-25
    soldstatus $110,000

ⓘ 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: $7,183 · $599/mo
• Projected year-2 tax: $7,183 · $599/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: $17,311
• − Mortgage interest: −$10,587
• − Property taxes: −$7,183
• − Insurance: −$945
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$5,498
• Taxable loss: −$9,672
• Est. tax savings @ 24.0%: +$2,321
• After-tax cash flow: $-4,025/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

+71.8% since first listed

2 events — show timeline

• 2025-12-07 Listed $189,000 SLCMLS
• 2012-10-25 Sold (Public Records) $110,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,183 · -0.1% YoY. Source: county tax records.