720 Ford Ave · Ogdensburg, NY 13669

$119,900

3 bd · 2.0 ba · 2,003 sqft · Townhouse public records · 326 Days on market

Built 1895 8,276 sqft lot $60/sqft · 83% below area ↓ 4% since listing

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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).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.5/10.0
• DSCR +5.3/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two family income property that has been nicely maintained and updated over the years which allows the new owner to concentrate on generating income, not continual repairs. Both units are occupied with long-term tenants, (20 years, 4 years) which allows you to see you investment going to work for you. Large backyard is shared by both tenants, side paved driveway accommodates 2 vehicles and 2 additional designated off street parking for 2 in the front of the home. The 2BR bedroom rents for $850 a month and the one bedroom $900with the heat and lights being included… average cost per month for electric is $120 and natural gas( heat & hot water) averages around $210 per month. Whether you’re a seasoned investor or just starting to build your portfolio , 720 Ford Avenue offers, easy maintenance, a great location(close to hospital and shopping centers) and most importantly the ability to generate income immediately. Call today for your private showing.

Key facts

• Large backyard
• Great location
• Side paved driveway

Tags

• LARGE BACKYARD
• SIDE PAVED DRIVEWAY
• DESIGNATED OFF STREET PARKING
• GREAT LOCATION

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$725,577) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $83 ($997/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.3% in Ogdensburg — 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 66/100 on livability (#624 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Ogdensburg City School District (town): math 34% / reading 46% proficiency, ranked #531 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 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 $2k of equity ($829 loan paydown + $1k appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $725,577
• List price: $119,900
• Delta: -83.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.24×
• Total profit: $7,997
• Equity at exit: $41,352

10-year hold

• IRR: 9.0%
• Equity multiple: 2.10×
• Total profit: $37,062
• Equity at exit: $55,279

Cash invested: $33,572 (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 13669

• Home prices YoY: 0.4%
• Active inventory: 133
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $83

Break-even live

Break-even rent $1,153

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $117	+0% $83	+5% $49	+10% $15
Rent	-10% $-16	-5% $33	+0% $83	+5% $133	+10% $182
Rate	-1.0pp $143	-0.5pp $114	base $83	+0.5pp $52	+1.0pp $20

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $119,900 Active 326 DOM
2. 2026-06-18
   days on market $119,900 Active 324 DOM
3. 2026-06-17
   days on market $119,900 Active 323 DOM
4. 2026-06-16
   days on market $119,900 Active 322 DOM
5. 2026-06-15
   days on market $119,900 Active 321 DOM
6. 2026-06-13
   days on market $119,900 Active 319 DOM
7. 2026-06-12
   days on market $119,900 Active 318 DOM
8. 2026-06-09
   days on market $119,900 Active 315 DOM
9. 2026-06-08
   days on market $119,900 Active 314 DOM
10. 2026-06-07
    days on market $119,900 Active 313 DOM
11. 2026-06-07
    days on market $119,900 Active 312 DOM
12. 2026-06-04
    days on market $119,900 Active 309 DOM
13. 2026-06-02
    days on market $119,900 Active 308 DOM
14. 2026-06-01
    days on market $119,900 Active 307 DOM
15. 2026-05-31
    days on market $119,900 Active 306 DOM
16. 2025-08-24
    price $119,900 982-char remark

    Show marketing remark (982 chars)

    Two family income property that has been nicely maintained and updated over the years which allows the new owner to concentrate on generating income, not continual repairs. Both units are occupied with long-term tenants, (20 years, 4 years) which allows you to see you investment going to work for you. Large backyard is shared by both tenants, side paved driveway accommodates 2 vehicles and 2 additional designated off street parking for 2 in the front of the home. The 2BR bedroom rents for $850 a month and the one bedroom $900with the heat and lights being included… average cost per month for electric is $120 and natural gas( heat & hot water) averages around $210 per month. Whether you’re a seasoned investor or just starting to build your portfolio , 720 Ford Avenue offers, easy maintenance, a great location(close to hospital and shopping centers) and most importantly the ability to generate income immediately. Call today for your private showing.

17. 2025-07-29
    listed $125,000 Active 982-char remark

    Show marketing remark (982 chars)

    Two family income property that has been nicely maintained and updated over the years which allows the new owner to concentrate on generating income, not continual repairs. Both units are occupied with long-term tenants, (20 years, 4 years) which allows you to see you investment going to work for you. Large backyard is shared by both tenants, side paved driveway accommodates 2 vehicles and 2 additional designated off street parking for 2 in the front of the home. The 2BR bedroom rents for $850 a month and the one bedroom $900with the heat and lights being included… average cost per month for electric is $120 and natural gas( heat & hot water) averages around $210 per month. Whether you’re a seasoned investor or just starting to build your portfolio , 720 Ford Avenue offers, easy maintenance, a great location(close to hospital and shopping centers) and most importantly the ability to generate income immediately. Call today for your private showing.

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,094
• − Mortgage interest: −$6,716
• − Property taxes: −$2,782
• − Insurance: −$600
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,488
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,215/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: Ogdensburg City School District
• NCES district ID: 3621660
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 46% ▲ 6.00%
• Median HH income: $38,253
• Composite: 33.33/100
• National rank: #5497
• State rank: #531 of 590 in NY

Livability — Ogdensburg

• Score: 66/100
• State rank: #624
• US rank: #11365

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogdensburg, NY
• Population (ZIP): 15,615

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 (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Polish 6% Slovak 3%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 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: ▲ 1.07%
• Current HPI: 264.0261
• 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

-4.1% since first listed

2 events — show timeline

• 2025-08-24 Price Changed $119,900 CNYIS
• 2025-07-29 Listed $125,000 CNYIS

Property tax history

+19.6%/yr

Latest (2025): $2,782 · +0.7% YoY. Source: county tax records.