706 Elizabeth St · Ogdensburg, NY 13669

$20,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 13 Days on market

Built 1900 2,175 sqft lot ↓ 31% since listing

---

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

Listing remarks MLS

Don't miss your opportunity to unlock the potential of this 3 bedroom, 1 bath home. With some creativity and TLC, this home can be transformed into your home or a rental property. The bathroom and kitchen, while functional, is ready for modern updates to reflect your personal style. This home is waiting for the right buyer with a vision. Whether you're an investor looking for your next project or a homeowner eager to create your dream space, this property is an ideal opportunity. Schedule a showing today and see the potential for yourself!

Key facts

• Standing seam roof
• Utility room
• Metal siding

Tags

• FOURTH BEDROOM
• UTILITY ROOM
• MOSTLY FENCED YARD
• STANDING SEAM ROOF
• METAL SIDING
• 150 AMP CIRCUIT BREAKER

Property features AI

Finance

• Other: Frontage approximately 29 feet; Lot dimensions approximately 29 x 75

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 15 total stories
• Construction: Aluminum siding; Metal roof
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 47.1% 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: 134 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 $351 of equity ($138 loan paydown + $213 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.18% ✓
• Cap rate: 47.11%
• Cash-on-cash: 145.79%
• DSCR: 7.49
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $66,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Elizabeth St	0.00mi	3/1.0	1,044 (0%)	2mo	$25,000	$24	98
905 Hamilton St	0.22mi	3/1.5	1,104 (+6%)	9mo	$130,000	$118	70
1016 Jay St	0.38mi	2/1.0 (-1)	1,008 (-3%)	6mo	$99,000	$98	66
800 Montgomery St	0.15mi	2/1.0 (-1)	906 (-13%)	7mo	$115,000	$127	60
933 Greene St	0.40mi	3/1.0	1,183 (+13%)	2mo	$48,000	$41	57
310 Park St	0.57mi	3/1.0	1,135 (+9%)	5mo	$50,000	$44	54
818 South Water St	0.50mi	3/1.0	1,155 (+11%)	6mo	$26,000	$23	54
1006 Mechanic St	0.52mi	2/1.0 (-1)	1,116 (+7%)	8mo	$80,000	$72	52
934 State St	0.33mi	2/2.0 (-1)	1,168 (+12%)	6mo	$69,900	$60	51
1617 Jay St	0.72mi	2/1.0 (-1)	1,009 (-3%)	8mo	$65,000	$64	49
816 Washington St	0.50mi	3/2.0	1,188 (+14%)	3mo	$95,000	$80	47
420 Judson St	0.67mi	3/1.0	1,152 (+10%)	9mo	$72,000	$63	44

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: —
• Equity multiple: 8.82×
• Total profit: $43,787
• Equity at exit: $6,898

10-year hold

• IRR: —
• Equity multiple: 18.47×
• Total profit: $97,827
• Equity at exit: $9,221

Cash invested: $5,600 (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: 134
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $680

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $694	-5% $687	+0% $680	+5% $673	+10% $667
Rent	-10% $598	-5% $639	+0% $680	+5% $721	+10% $762
Rate	-1.0pp $690	-0.5pp $685	base $680	+0.5pp $675	+1.0pp $670

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $20,000 Active 13 DOM
2. 2026-06-21
   days on market $20,000 Active 12 DOM
3. 2026-06-18
   days on market $20,000 Active 10 DOM
4. 2026-06-17
   days on market $20,000 Active 9 DOM
5. 2026-06-16
   days on market $20,000 Active 8 DOM
6. 2026-06-15
   days on market $20,000 Active 7 DOM
7. 2026-06-13
   days on market $20,000 Active 5 DOM
8. 2026-06-12
   days on market $20,000 Active 4 DOM
9. 2026-06-09
   remarks 573-char remark
10. 2026-06-09
    listed $20,000 Active 1 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: $12,434
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$582
• Taxable income: $8,342
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $6,162/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

-31.0% since first listed

11 events — show timeline

• 2026-06-07 Listed $20,000 SLCMLS
• 2026-04-29 Sold (MLS) $25,000 SLCMLS
• 2026-02-17 Pending — SLCMLS
• 2026-01-27 Price Changed $29,000 SLCMLS
• 2025-10-21 Price Changed $32,000 SLCMLS
• 2025-09-12 Listed $35,000 SLCMLS
• 2025-04-04 Sold (MLS) $20,000 SLCMLS
• 2025-02-02 Pending — SLCMLS
• 2025-01-21 Price Changed $29,000 SLCMLS
• 2025-01-14 Price Changed $39,900 SLCMLS
• 2025-01-13 Listed $29,000 SLCMLS

Property tax history

+10.2%/yr

Latest (2025): $1,378 · -57.3% YoY. Source: county tax records.