610 Franklin St · Ogdensburg, NY 13669

$35,000

3 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 289 Days on market

Built 1885 Fair condition 5,610 sqft lot $26/sqft · 62% below area ↓ 27% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Step into a world of timeless charm and inviting comfort with this delightful residence, perfectly situated in the vibrant heart of Ogdensburg. From the moment you cross the threshold, you are welcomed by an atmosphere that radiates warmth and potential, making it easy to envision a future filled with cherished memories. The home’s entryway opens to gleaming hardwood floors that flow seamlessly throughout the main level. The thoughtfully designed first floor boasts a full bathroom equipped with a convenient laundry area and brand-new fixtures, ensuring that daily routines are both efficient and pleasurable. Whether you are hosting intimate gatherings or festive family meals, the formal dining room provides an ideal setting for every occasion, while the recently updated, fully equipped kitchen stands ready to inspire your culinary creativity. Venture upstairs to discover three generously sized bedrooms, each offering a tranquil retreat for rest and relaxation. The second full bathroom is highlighted by a classic clawfoot tub, inviting you to indulge in soothing soaks and moments of quiet rejuvenation. Every corner of this home reflects a harmonious blend of practicality and charm, offering ample space for both privacy and togetherness. Step outside to a fully fenced backyard, where privacy and security create the perfect environment for children’s play, pets’ enjoyment, or peaceful outdoor entertaining. The yard’s thoughtful design allows you to cultivate your own garden oasis or simply relax in the fresh air. This property’s inviting ambiance and versatile layout make it an exceptional choice for first-time buyers, waiting to be brought back to life, or anyone seeking a home with both character and potential. This residence is more than just a place to live—it is a canvas for your aspirations, ready to be personalized and cherished for years to come. Whether you are looking to move right in or gradually enhance its features, this home offers the rare promise of immediate comfort and future possibility. Don’t miss your chance to claim this charming Ogdensburg property and create a lifestyle defined by warmth, community, and enduring appeal.

Key facts

• Formal dining room
• Laundry area
• Full bathroom

Tags

• HARDWOOD FLOORS
• FULL BATHROOM
• LAUNDRY AREA
• FORMAL DINING ROOM
• FULLY EQUIPPED KITCHEN
• CLAWFOOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.8% vs local median 7.1% 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+, crime F, amenities 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.
• Zoned schools: John F Kennedy School (math 22% / reading 45%, grade F, #1,632 of 2,108 statewide, top 78%, 462 students, 55% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 200 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 $616 of equity ($242 loan paydown + $374 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $30k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 3.56% ✓
• Cap rate: 31.79%
• Cash-on-cash: 91.07%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $91,039
• List price: $35,000
• Delta: -61.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Franklin St	0.00mi	3/2.0	1,332 (0%)	0mo	$35,000	$26	98
906 Franklin St	0.25mi	3/1.0	1,328 (-0%)	7mo	$47,000	$35	80
416 Jersey Ave	0.22mi	4/2.0 (+1)	1,392 (+4%)	0mo	$92,500	$66	75
108 Lafayette St	0.31mi	3/1.5	1,408 (+6%)	1mo	$155,000	$110	75
123 Franklin St	0.41mi	3/2.0	1,381 (+4%)	7mo	$119,000	$86	67
109 Hamilton St	0.49mi	3/1.0	1,412 (+6%)	4mo	$140,000	$99	62
310 Seymour St	0.69mi	3/1.5	1,320 (-1%)	5mo	$22,000	$17	62
130 Paterson St	0.51mi	3/1.0	1,230 (-8%)	7mo	$15,500	$13	56
933 Greene St	0.42mi	3/1.0	1,183 (-11%)	6mo	$48,000	$41	55
816 Washington St	0.47mi	3/2.0	1,188 (-11%)	6mo	$95,000	$80	53
404 Mansion Ave	0.71mi	3/2.0	1,444 (+8%)	1mo	$140,000	$97	50
1023 Ford St	0.53mi	2/1.0 (-1)	1,211 (-9%)	5mo	$46,500	$38	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 94.2%
• Equity multiple: 5.91×
• Total profit: $48,158
• Equity at exit: $12,071

10-year hold

• IRR: 94.8%
• Equity multiple: 12.20×
• Total profit: $109,722
• Equity at exit: $16,136

Cash invested: $9,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 27 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $94,500 ($80/sqft)
• Median days on market: 72 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13669

• Home prices YoY: 0.4%
• Active inventory: 200
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $744

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $768	-5% $756	+0% $744	+5% $732	+10% $720
Rent	-10% $645	-5% $694	+0% $744	+5% $793	+10% $842
Rate	-1.0pp $761	-0.5pp $753	base $744	+0.5pp $735	+1.0pp $725

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: $8,750
• Closing costs: $1,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-16
   days on market $35,000 Active 289 DOM
2. 2026-09-14
   days on market $35,000 Active 288 DOM
3. 2026-09-13
   days on market $35,000 Active 287 DOM
4. 2026-09-12
   days on market $35,000 Active 286 DOM
5. 2026-09-11
   days on market $35,000 Active 285 DOM
6. 2026-09-05
   days on market $35,000 Active 279 DOM
7. 2026-09-04
   days on market $35,000 Active 278 DOM
8. 2026-09-03
   days on market $35,000 Active 277 DOM
9. 2026-09-02
   days on market $35,000 Active 276 DOM
10. 2026-08-30
    days on market $35,000 Active 273 DOM
11. 2026-08-29
    days on market $35,000 Active 272 DOM
12. 2026-08-28
    days on market $35,000 Active 271 DOM
13. 2026-08-27
    days on market $35,000 Active 270 DOM
14. 2026-08-26
    days on market $35,000 Active 269 DOM
15. 2026-08-25
    days on market $35,000 Active 268 DOM
16. 2026-08-24
    days on market $35,000 Active 267 DOM
17. 2026-08-23
    days on market $35,000 Active 266 DOM
18. 2026-08-22
    days on market $35,000 Active 265 DOM
19. 2026-08-21
    days on market $35,000 Active 264 DOM
20. 2026-08-20
    days on market $35,000 Active 263 DOM
21. 2026-08-19
    days on market $35,000 Active 262 DOM
22. 2026-08-18
    days on market $35,000 Active 261 DOM
23. 2026-08-17
    days on market $35,000 Active 260 DOM
24. 2026-08-16
    days on market $35,000 Active 259 DOM
25. 2026-08-15
    days on market $35,000 Active 258 DOM
26. 2026-08-14
    days on market $35,000 Active 257 DOM
27. 2026-08-13
    days on market $35,000 Active 256 DOM
28. 2026-08-12
    days on market $35,000 Active 255 DOM
29. 2026-08-11
    days on market $35,000 Active 254 DOM
30. 2026-08-10
    status $35,000 Active 253 DOM
31. 2026-08-03
    statusdays on market $35,000 Pending 253 DOM
32. 2026-07-31
    days on market $35,000 Active 250 DOM
33. 2026-07-30
    pricedays on market $35,000 Active 249 DOM
34. 2026-07-29
    days on market $58,500 Active 248 DOM
35. 2026-07-27
    days on market $58,500 Active 246 DOM
36. 2026-07-25
    days on market $58,500 Active 244 DOM
37. 2026-07-24
    days on market $58,500 Active 243 DOM
38. 2026-07-23
    days on market $58,500 Active 242 DOM
39. 2026-07-22
    days on market $58,500 Active 241 DOM
40. 2026-07-21
    days on market $58,500 Active 240 DOM
41. 2026-07-20
    days on market $58,500 Active 239 DOM
42. 2026-07-18
    days on market $58,500 Active 237 DOM
43. 2026-07-16
    days on market $58,500 Active 235 DOM
44. 2026-07-15
    days on market $58,500 Active 234 DOM
45. 2026-07-14
    days on market $58,500 Active 233 DOM
46. 2026-07-13
    days on market $58,500 Active 232 DOM
47. 2026-07-12
    days on market $58,500 Active 231 DOM
48. 2026-07-12
    days on market $58,500 Active 230 DOM
49. 2026-07-10
    days on market $58,500 Active 229 DOM
50. 2026-07-09
    days on market $58,500 Active 228 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 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: $14,971
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$1,018
• Taxable income: $8,897
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $6,790/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

Fair 45/100 Moderate rehab Est. rehab $33,300–$59,940 screening

This single-family home requires significant repairs and maintenance, particularly to the roof, siding, and exterior. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and potential leaks.
• Major siding — Signs of wear and discoloration.
• Major fencing — Deteriorating condition.
• Major landscaping — Sparse and in need of maintenance.
• Major exterior paint — Signs of wear and discoloration.
• Minor interior paint — No major issues visible, but could benefit from touch-ups.
• Minor interior flooring — No major issues visible, but could benefit from cleaning.
• Minor interior walls — No major issues visible, but could benefit from touch-ups.
• Minor HVAC and mechanical systems — No major issues visible, but could benefit from maintenance checks.

Value-add opportunities

• Resale Repair and replace roof — A new roof would significantly increase the home's value and appeal. ↑
• Resale Paint exterior and interior walls — Fresh paint would improve the home's curb appeal and interior aesthetics. ↑
• Resale Replace siding — New siding would improve the home's appearance and increase its value. ↑
• Both Improve landscaping and curb appeal — A well-maintained yard and landscaping would increase both resale and rental value. ↑
• Resale Replace fencing — A new, well-maintained fence would improve the home's curb appeal and security. ↑

ⓘ 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.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary John F Kennedy School F NY #1,632/2,108 Nat'l #24,455/41,679 High Ogdensburg Free Academy D- NY #1,030/1,100 Nat'l #6,809/17,239

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

C Composite livability gradescore 66/100

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
• County: St. Lawrence · 110,027 people
• Population (ZIP): 15,615
• Household income: $66,488
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2% 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 (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%

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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: ▲ 1.07%
• Current HPI: 264.0261
• 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

-26.9% since first listed

17 events — show timeline

• 2026-04-30 Pending — SLCMLS
• 2026-02-20 Price Changed $58,500 SLCMLS
• 2026-02-20 Price Changed $58,500 CNYIS
• 2026-01-16 Relisted — SLCMLS
• 2025-11-29 Pending — SLCMLS
• 2025-11-29 Relisted — CNYIS
• 2025-11-24 Pending — CNYIS
• 2025-11-19 Listed $65,000 CNYIS
• 2025-11-19 Listed $65,000 SLCMLS
• 2024-01-18 Price Changed $115,000 SLCMLS
• 2023-12-21 Relisted — SLCMLS
• 2023-07-06 Listed $120,000 SLCMLS
• 2023-02-01 Sold (Public Records) $110,000 Public Records
• 2023-01-26 Sold (MLS) $110,000 SLCMLS
• 2022-11-04 Listed $112,900 SLCMLS
• 2012-05-29 Sold (Public Records) $67,000 Public Records
• 2008-07-17 Sold (Public Records) $80,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,200 · +0.7% YoY. Source: county tax records.