410 Knox St · Ogdensburg, NY 13669

$70,000

12 bd · 4.8 ba · 6,504 sqft · MultiFamily public records · 28 Days on market

Built 1960 7,280 sqft lot

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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).

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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Five-unit apartment building in search for a new owner that has the time to put some TLC into it and bring it back to its former beauty. Great income opportunity for someone willing to put the time and effort into it. Most all windows are updated, vinyl siding, metal roof, two car garage and ample parking. Nice quiet neighborhood within walking distance of recreation, stores, churches and the Seaway Trail. Fix up one apartment and live in it while you plug away at the rest.

Key facts

• Metal roof
• Updated windows
• Ample parking

Tags

• FIVE UNIT APARTMENT BUILDING
• UPDATED WINDOWS
• VINYL SIDING
• METAL ROOF
• TWO CAR GARAGE
• AMPLE PARKING

Property features AI

Finance

• Other: Directions: From State Street turn onto Knox Street by the post office.
• Financial info: Annual tax information available

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Three-story building
• Construction: Vinyl siding
• Exterior features: Metal roof; Lot roughly 56 x 130

Interior

• Bathrooms: Five full bathrooms
• Interior features: Laundry is located in the basement
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $855/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 64.9% 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: 127 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 $1k of equity ($484 loan paydown + $747 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 7.06% ✓
• Cap rate: 64.89%
• Cash-on-cash: 209.27%
• DSCR: 10.31
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $219,312
• Equity at exit: $24,142

10-year hold

• IRR: —
• Equity multiple: 25.75×
• Total profit: $485,026
• Equity at exit: $32,273

Cash invested: $19,600 (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 13669

• Home prices YoY: 0.4%
• Active inventory: 127
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,939 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $3,418

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 26%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$4,940
Total (4 units)			$4,939

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $70,000 Active 28 DOM
2. 2026-06-17
   days on market $70,000 Active 27 DOM
3. 2026-06-16
   days on market $70,000 Active 26 DOM
4. 2026-06-15
   days on market $70,000 Active 25 DOM
5. 2026-06-13
   days on market $70,000 Active 23 DOM
6. 2026-06-12
   days on market $70,000 Active 22 DOM
7. 2026-06-09
   days on market $70,000 Active 19 DOM
8. 2026-06-08
   days on market $70,000 Active 18 DOM
9. 2026-06-07
   days on market $70,000 Active 17 DOM
10. 2026-06-07
    days on market $70,000 Active 16 DOM
11. 2026-06-04
    days on market $70,000 Active 13 DOM
12. 2026-06-02
    days on market $70,000 Active 12 DOM
13. 2026-06-01
    days on market $70,000 Active 11 DOM
14. 2026-05-31
    days on market $70,000 Active 10 DOM
15. 2026-05-20
    listed $70,000 Active
16. 2024-12-20
    price $50,000
17. 2024-10-09
    status Active
18. 2024-08-13
    status Active
19. 2024-08-13
    price $89,900
20. 2024-07-10
    status Pending
21. 2024-06-07
    status Active
22. 2024-06-07
    price $99,900
23. 2024-02-13
    status Active
24. 2024-01-04
    status Pending
25. 2023-10-30
    status Active
26. 2023-10-30
    price $119,900
27. 2023-08-25
    historical
28. 2020-07-13
    listed $125,000 Active
29. 2012-08-08
    soldstatus $200,000

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $59,268
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$4,741
• − Management: −$4,741
• − Depreciation: −$2,036
• Taxable income: $42,428
• Est. tax owed @ 24.0%: −$10,183
• After-tax cash flow: $30,834/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

-65.0% since first listed

15 events — show timeline

• 2026-05-20 Listed $70,000 SLCMLS
• 2024-12-20 Price Changed $50,000 SLCMLS
• 2024-10-09 Relisted — SLCMLS
• 2024-08-13 Relisted — SLCMLS
• 2024-08-13 Price Changed $89,900 SLCMLS
• 2024-07-10 Pending — SLCMLS
• 2024-06-07 Relisted — SLCMLS
• 2024-06-07 Price Changed $99,900 SLCMLS
• 2024-02-13 Relisted — SLCMLS
• 2024-01-04 Pending — SLCMLS
• 2023-10-30 Relisted — SLCMLS
• 2023-10-30 Price Changed $119,900 SLCMLS
• 2023-08-25 Delisted — SLCMLS
• 2020-07-13 Listed $125,000 SLCMLS
• 2012-08-08 Sold (Public Records) $200,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $5,565 · +0.7% YoY. Source: county tax records.