280 Waite Rd · Potsdam, NY 13676

$145,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 156 Days on market

Built 2022 Excellent condition 20 ac lot $121/sqft · 57% below area ↓ 21% 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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

SAY GOODBYE to those high electric bills, this 2 bedroom 1 bath 1200 sq ft home is just what you need, totally off grid. Listed well below the assessment and built in 2022 this year round home is a must see. Stepping into the home the open floor plan with its 10 ft ceilings is bright and inviting. The kitchen is custom with its screen door pantry and open shelves. Off the living room the 16x40 deck overlooks the 2 acres of cleared yard, perfect for entertaining. The home is heated with 2 propane wall heaters making it cozy and efficient. The custom bathroom has a soaker tub with shower. Entering the mud room/laundry there is a door to the side yard. This off grid home has 16- 200 watt solar panels with 8 100 amp Hr Lithium batteries. There is a 10,000 watt generator for backup. Country living within 5 minutes of shopping. This home has all the conveniences without the cost. There is a second cleared lot included with this home. Call for your showing today!

Key facts

• Custom kitchen
• Open floor plan
• Cleared yard

Tags

• OPEN FLOOR PLAN
• CUSTOM KITCHEN
• SCREEN DOOR PANTRY
• 16X40 DECK
• CLEARED YARD
• PROPANE WALL HEATERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (16.2% below list).
• Recommended offer: $121k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,483 (16.2% 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 156 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $334,392
• List price: $145,000
• Delta: -56.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Morgan Rd	0.32mi	3/2.0 (+1)	1,500 (+25%)	58mo	$229,000	$153	31
65 Wright Rd	2.05mi	3/1.0 (+1)	1,556 (+30%)	8mo	$217,000	$139	28
115 Barnes Rd	1.99mi	2/2.0	1,092 (-9%)	36mo	$60,000	$55	26
1884 Cr 35	1.87mi	3/1.0 (+1)	928 (-23%)	12mo	$80,000	$86	25
1733 County Route # 35	1.61mi	2/1.0	1,043 (-13%)	47mo	$91,000	$87	23
1355 Country Route 35	2.24mi	2/1.0	924 (-23%)	22mo	$80,000	$87	22
6852 11	2.24mi	3/1.0 (+1)	1,380 (+15%)	56mo	$84,210	$61	15
10 Blanchard Rd	2.15mi	3/2.0 (+1)	1,400 (+17%)	38mo	$235,000	$168	11
1677 County Route 35	1.60mi	3/2.0 (+1)	1,428 (+19%)	57mo	$225,000	$158	11
1915 Morley Potsdam Rd	1.60mi	4/2.0 (+2)	1,536 (+28%)	29mo	$134,500	$88	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: 23.4%
• Equity multiple: 2.88×
• Total profit: $76,292
• Equity at exit: $130,627

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $226,825
• Equity at exit: $281,703

Cash invested: $40,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-42

Break-even live

Break-even rent $1,268

Max offer price $138,872

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $8	+0% $-42	+5% $-92	+10% $-143
Rent	-10% $-138	-5% $-90	+0% $-42	+5% $6	+10% $54
Rate	-1.0pp $31	-0.5pp $-5	base $-42	+0.5pp $-80	+1.0pp $-118

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $145,000 Active 156 DOM
2. 2026-08-07
   days on market $145,000 Active 155 DOM
3. 2026-08-06
   days on market $145,000 Active 154 DOM
4. 2026-08-05
   days on market $145,000 Active 153 DOM
5. 2026-08-04
   days on market $145,000 Active 152 DOM
6. 2026-08-03
   days on market $145,000 Active 151 DOM
7. 2026-07-31
   days on market $145,000 Active 148 DOM
8. 2026-07-30
   days on market $145,000 Active 147 DOM
9. 2026-07-29
   days on market $145,000 Active 146 DOM
10. 2026-07-27
    days on market $145,000 Active 144 DOM
11. 2026-07-25
    days on market $145,000 Active 142 DOM
12. 2026-07-24
    days on market $145,000 Active 141 DOM
13. 2026-07-23
    days on market $145,000 Active 140 DOM
14. 2026-07-22
    days on market $145,000 Active 139 DOM
15. 2026-07-21
    days on market $145,000 Active 138 DOM
16. 2026-07-20
    days on market $145,000 Active 137 DOM
17. 2026-07-18
    days on market $145,000 Active 135 DOM
18. 2026-07-16
    days on market $145,000 Active 133 DOM
19. 2026-07-15
    days on market $145,000 Active 132 DOM
20. 2026-07-14
    days on market $145,000 Active 131 DOM
21. 2026-07-13
    days on market $145,000 Active 130 DOM
22. 2026-07-12
    days on market $145,000 Active 129 DOM
23. 2026-07-12
    days on market $145,000 Active 128 DOM
24. 2026-07-10
    days on market $145,000 Active 127 DOM
25. 2026-07-09
    days on market $145,000 Active 126 DOM
26. 2026-07-07
    days on market $145,000 Active 124 DOM
27. 2026-07-06
    days on market $145,000 Active 123 DOM
28. 2026-07-05
    days on market $145,000 Active 122 DOM
29. 2026-07-05
    days on market $145,000 Active 121 DOM
30. 2026-07-03
    days on market $145,000 Active 120 DOM
31. 2026-07-03
    days on market $145,000 Active 119 DOM
32. 2026-07-01
    days on market $145,000 Active 118 DOM
33. 2026-06-30
    days on market $145,000 Active 117 DOM
34. 2026-06-29
    days on market $145,000 Active 116 DOM
35. 2026-06-28
    days on market $145,000 Active 115 DOM
36. 2026-06-27
    days on market $145,000 Active 114 DOM
37. 2026-06-26
    days on market $145,000 Active 113 DOM
38. 2026-06-22
    days on market $145,000 Active 109 DOM
39. 2026-06-21
    days on market $145,000 Active 108 DOM
40. 2026-06-21
    days on market $145,000 Active 107 DOM
41. 2026-06-18
    days on market $145,000 Active 105 DOM
42. 2026-06-17
    days on market $145,000 Active 104 DOM
43. 2026-06-16
    days on market $145,000 Active 103 DOM
44. 2026-06-15
    days on market $145,000 Active 102 DOM
45. 2026-06-13
    days on market $145,000 Active 100 DOM
46. 2026-06-12
    days on market $145,000 Active 99 DOM
47. 2026-06-09
    days on market $145,000 Active 96 DOM
48. 2026-06-08
    days on market $145,000 Active 95 DOM
49. 2026-06-07
    days on market $145,000 Active 94 DOM
50. 2026-06-07
    days on market $145,000 Active 93 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,578
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,218
• Taxable loss: −$2,995
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $211/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 · 2 photos

Excellent 95/100 None rehab

This off-grid home is in excellent condition with no visible repairs or maintenance needed. It offers a bright and inviting interior, a custom bathroom, and a spacious deck overlooking a cleared yard. The property is well-suited for both resale and rental due to its unique off-grid features and modern amenities.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters. ↑
• Both Add a small shed or storage unit — Provides additional storage and could increase the home's perceived value. ↑
• Both Install a smart thermostat — Improves energy efficiency and could lower utility costs, making it more attractive to buyers and renters. ↑

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

Price history

-21.0% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $145,000 SLCMLS
• 2026-04-08 Price Changed $178,800 SLCMLS
• 2026-03-05 Listed $183,500 SLCMLS