121 Park St · Potsdam, NY 13676

$130,000

6 bd · 2.0 ba · 1,828 sqft · MultiFamily public records · 89 Days on market

Built 1900 Average condition 5,400 sqft lot $71/sqft · 47% below area Est $247k · 47% under ↓ 16% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.8/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

New investment opportunity at 121 Park Street in Potsdam! This updated 2-unit property is a great opportunity for investors or owner-occupants looking to offset their mortgage by renting one unit while living in the other. The property features one 3-bedroom, 1-bath unit and one 2-bedroom, 1-bath unit. Many updates have already been completed, including updated kitchens and bathrooms throughout. Separate utilities with 2 furnaces, 2 electric water heaters, and two separate 100-amp electric entrances make management convenient for owners and tenants alike. Both units also feature their own laundry hookups.

Key facts

• Separate utilities
• Updated bathrooms
• Updated kitchens

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• SEPARATE UTILITIES
• LAUNDRY HOOKUPS
• EXCELLENT RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive. Per door: $409/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.6% 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.
• 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: 147 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.94%
• DSCR: 2.20
• GRM: 4.4

CMA / ARV

• ARV (median comp): $247,293
• List price: $130,000
• Delta: -47.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Noreen Dr	2.11mi	4/1.5 (-2)	1,800 (-2%)	45mo	$230,000	$128	30
23 Ridge St	2.11mi	4/1.5 (-2)	1,772 (-3%)	44mo	$115,100	$65	28
14 Circle Dr	2.19mi	4/1.5 (-2)	1,928 (+6%)	34mo	$238,000	$123	24
13 Haggerty Rd	2.14mi	5/2.5 (-1)	2,240 (+22%)	11mo	$343,000	$153	24
9 Circle Dr	2.15mi	4/2.5 (-2)	2,068 (+13%)	12mo	$229,900	$111	21
55 Elm St	2.10mi	4/2.0 (-2)	1,992 (+9%)	29mo	$145,000	$73	20
39 Elm St	2.14mi	4/1.5 (-2)	2,088 (+14%)	15mo	$170,000	$81	16
31 Maple St	1.75mi	5/1.0 (-1)	2,064 (+13%)	38mo	$169,600	$82	14
34 Sissonville Rd	2.16mi	4/2.0 (-2)	1,300 (-29%)	35mo	$121,000	$93	10
32 Maple St	1.77mi	4/2.5 (-2)	2,148 (+18%)	29mo	$399,000	$186	8
25 Circle Dr	2.12mi	4/2.5 (-2)	2,176 (+19%)	29mo	$270,000	$124	8
431 River Rd	1.60mi	4/1.0 (-2)	1,522 (-17%)	46mo	$160,300	$105	6

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: 44.7%
• Equity multiple: 4.38×
• Total profit: $123,013
• Equity at exit: $117,114

10-year hold

• IRR: 38.7%
• Equity multiple: 9.84×
• Total profit: $321,660
• Equity at exit: $252,561

Cash invested: $36,400 (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: 147
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$376 /mo · $4,514/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $817

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,200
1× unit	3	1	$1,243
Total (2 units)			$2,442

Break-even live

Break-even rent $1,408

Max offer price $130,000

Occupancy floor 62%

Sensitivity live

Price	-10% $891	-5% $854	+0% $817	+5% $780	+10% $744
Rent	-10% $624	-5% $721	+0% $817	+5% $914	+10% $1,010
Rate	-1.0pp $883	-0.5pp $850	base $817	+0.5pp $783	+1.0pp $749

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Multi-family residential income property2 stories
• Construction: Wood sidingMetal and shingle roof
• Exterior features: Covered patio/porchLevel lotPublic maintained road access

Interior

• Kitchen: MicrowaveRefrigeratorElectric cooktopGas cooktop
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Insulated windowsTotal of 9 rooms
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 89 DOM
2. 2026-08-07
   days on market $130,000 Active 88 DOM
3. 2026-08-06
   days on market $130,000 Active 87 DOM
4. 2026-08-05
   days on market $130,000 Active 86 DOM
5. 2026-08-04
   days on market $130,000 Active 85 DOM
6. 2026-08-03
   days on market $130,000 Active 84 DOM
7. 2026-07-31
   days on market $130,000 Active 81 DOM
8. 2026-07-30
   days on market $130,000 Active 80 DOM
9. 2026-07-29
   pricedays on market $130,000 Active 79 DOM
10. 2026-07-27
    days on market $149,500 Active 77 DOM
11. 2026-07-25
    days on market $149,500 Active 75 DOM
12. 2026-07-24
    days on market $149,500 Active 74 DOM
13. 2026-07-23
    days on market $149,500 Active 73 DOM
14. 2026-07-22
    days on market $149,500 Active 72 DOM
15. 2026-07-21
    days on market $149,500 Active 71 DOM
16. 2026-07-20
    days on market $149,500 Active 70 DOM
17. 2026-07-18
    days on market $149,500 Active 68 DOM
18. 2026-07-16
    days on market $149,500 Active 66 DOM
19. 2026-07-15
    days on market $149,500 Active 65 DOM
20. 2026-07-14
    days on market $149,500 Active 64 DOM
21. 2026-07-13
    days on market $149,500 Active 63 DOM
22. 2026-07-12
    days on market $149,500 Active 62 DOM
23. 2026-07-12
    days on market $149,500 Active 61 DOM
24. 2026-07-10
    days on market $149,500 Active 60 DOM
25. 2026-07-09
    days on market $149,500 Active 59 DOM
26. 2026-07-07
    days on market $149,500 Active 57 DOM
27. 2026-07-06
    days on market $149,500 Active 56 DOM
28. 2026-07-05
    days on market $149,500 Active 55 DOM
29. 2026-07-05
    days on market $149,500 Active 54 DOM
30. 2026-07-03
    days on market $149,500 Active 53 DOM
31. 2026-07-03
    days on market $149,500 Active 52 DOM
32. 2026-07-01
    days on market $149,500 Active 51 DOM
33. 2026-06-30
    days on market $149,500 Active 50 DOM
34. 2026-06-29
    days on market $149,500 Active 49 DOM
35. 2026-06-28
    days on market $149,500 Active 48 DOM
36. 2026-06-27
    days on market $149,500 Active 47 DOM
37. 2026-06-26
    days on market $149,500 Active 46 DOM
38. 2026-06-22
    days on market $149,500 Active 42 DOM
39. 2026-06-21
    days on market $149,500 Active 41 DOM
40. 2026-06-21
    days on market $149,500 Active 40 DOM
41. 2026-06-18
    days on market $149,500 Active 38 DOM
42. 2026-06-17
    days on market $149,500 Active 37 DOM
43. 2026-06-16
    days on market $149,500 Active 36 DOM
44. 2026-06-15
    days on market $149,500 Active 35 DOM
45. 2026-06-13
    days on market $149,500 Active 33 DOM
46. 2026-06-12
    days on market $149,500 Active 32 DOM
47. 2026-06-09
    days on market $149,500 Active 29 DOM
48. 2026-06-08
    days on market $149,500 Active 28 DOM
49. 2026-06-07
    days on market $149,500 Active 27 DOM
50. 2026-06-07
    days on market $149,500 Active 26 DOM

ⓘ 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: $4,514 · $376/mo
• Projected year-2 tax: $4,514 · $376/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 5/10 Major 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $29,304
• − Mortgage interest: −$7,282
• − Property taxes: −$4,514
• − Insurance: −$650
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$3,782
• Taxable income: $8,388
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $7,792/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.

Condition & rehab AI · 10 photos

Average 55/100 Moderate rehab Est. rehab $45,700–$82,260 screening

This 2-unit property requires moderate repairs, particularly to the exterior siding, and some maintenance to the interior. Repainting and replacing carpet would significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.

Value-add opportunities

• Both Repainting exterior siding — Enhances curb appeal and property value. ↑
• Both Replace carpet — Improves living space and rental appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary Lawrence Avenue Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle A A Kingston Middle School F NY #409/729 Nat'l #5,872/14,009 High Potsdam Senior High School A+ NY #171/1,100 Nat'l #281/17,239

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

B Composite livability gradescore 75/100

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

• County: St. Lawrence · 110,027 people
• City population: 2,123
• Population (ZIP): 13,408
• Household income: $56,900
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 25% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable availableNatural gas available
• Home design: Multi-family residential income property2 stories
• Construction: Wood sidingMetal and shingle roof
• Exterior features: Covered patio/porchLevel lotPublic maintained road access

Interior

• Kitchen: MicrowaveRefrigeratorElectric cooktopGas cooktop
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Insulated windowsTotal of 9 rooms
• Laundry & utility: Electric water heater

Price history

-16.5% since first listed

4 events — show timeline

• 2026-05-11 Listed $149,500 SLCMLS
• 2026-02-27 Price Changed $150,000 SLCMLS
• 2025-12-18 Price Changed $167,000 SLCMLS
• 2025-11-03 Listed $179,000 SLCMLS

Property tax history

+9.7%/yr

Latest (2025): $4,514 · +127.8% YoY. Source: county tax records.