922 Franklin St · Ogdensburg, NY 13669

$89,500

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 51 Days on market

Built 1900 4,991 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.9/10.0
• Appreciation +5.5/10.0
• 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

Turn key home with new carpet and new stainless steel fridge & dishwasher. 3 BR 1 full bath home with covered front porch, fully fenced yard, 1 stall detached garage w/ workshop area & 2nd floor storage that is accessible from Forsyth Lane. Large living room with laminate floors, spacious kitchen with breakfast area and new stainless steel fridge & dishwasher & access to back deck, yard and garage with a small storage room great for cold storage or to keep things out of the elements. The stairs, landing area and 2 of the bedrooms have new carpet with the other BR having laminate floors and a full bath that has been updated. The yard is fully fenced with convenient accesses on the sides and the garage was sided a few years ago. Great place for workshop or workout area, 1 stall for your vehicle and an entire second floor accessed by stairs.

Key facts

• Fenced-in backyard
• Two-level garage
• Lane access

Tags

• FENCED-IN BACKYARD
• TWO-LEVEL GARAGE
• LANE ACCESS

Property features AI

Finance

• Other: Property address: 922 Franklin St, Ogdensburg, NY 13669

Exterior

• Parking: Detached garage; 3 garage spaces; Garage door opener; Oversized garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio/porch; Deck; Fenced yard; Workshop (other structure)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop
• Bedrooms: 5 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Insulated windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $2k of equity ($619 loan paydown + $955 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.23% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $55,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 State St	0.15mi	2/2.0 (-1)	1,168 (-1%)	6mo	$69,900	$60	77
906 Franklin St	0.03mi	3/1.0	1,328 (+13%)	4mo	$47,000	$35	74
818 South Water St	0.42mi	3/1.0	1,155 (-2%)	6mo	$26,000	$23	72
706 Elizabeth St	0.22mi	3/1.0	1,044 (-11%)	2mo	$25,000	$24	70
933 Greene St	0.60mi	3/1.0	1,183 (+0%)	2mo	$48,000	$41	69
624 Morris St	0.29mi	3/1.5	1,300 (+10%)	6mo	$42,000	$32	62
1006 Mechanic St	0.38mi	2/1.0 (-1)	1,116 (-5%)	8mo	$80,000	$72	62
816 Washington St	0.72mi	3/2.0	1,188 (+1%)	3mo	$95,000	$80	59
1013 Lafayette St	0.46mi	3/1.5	1,272 (+8%)	7mo	$170,000	$134	58
2 Grove St	0.58mi	2/1.0 (-1)	1,226 (+4%)	4mo	$57,500	$47	57
1023 Ford St	0.72mi	2/1.0 (-1)	1,211 (+3%)	2mo	$46,500	$38	55
1016 Jay St	0.54mi	2/1.0 (-1)	1,008 (-14%)	6mo	$99,000	$98	41

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: 6.1%
• Equity multiple: 1.31×
• Total profit: $7,785
• Equity at exit: $30,867

10-year hold

• IRR: 10.3%
• Equity multiple: 2.27×
• Total profit: $31,757
• Equity at exit: $41,263

Cash invested: $25,060 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$271 /mo · $3,246/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $90

Break-even live

Break-even rent $984

Max offer price $89,500

Occupancy floor 87%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-01
   price $89,500
3. 2026-03-11
   listed $94,500 Active
4. 2022-07-12
   soldstatus $70,000 874-char remark

   Show marketing remark (874 chars)

   Turn key home with new carpet and new stainless steel fridge & dishwasher. 3 BR 1 full bath home with covered front porch, fully fenced yard, 1 stall detached garage w/ workshop area & 2nd floor storage that is accessible from Forsyth Lane. Large living room with laminate floors, spacious kitchen with breakfast area and new stainless steel fridge & dishwasher & access to back deck, yard and garage with a small storage room great for cold storage or to keep things out of the elements. The stairs, landing area and 2 of the bedrooms have new carpet with the other BR having laminate floors and a full bath that has been updated. The yard is fully fenced with convenient accesses on the sides and the garage was sided a few years ago. Great place for workshop or workout area, 1 stall for your vehicle and an entire second floor accessed by stairs.

5. 2022-07-12
   soldstatus $70,000

   Show marketing remark (874 chars)

   Turn key home with new carpet and new stainless steel fridge & dishwasher. 3 BR 1 full bath home with covered front porch, fully fenced yard, 1 stall detached garage w/ workshop area & 2nd floor storage that is accessible from Forsyth Lane. Large living room with laminate floors, spacious kitchen with breakfast area and new stainless steel fridge & dishwasher & access to back deck, yard and garage with a small storage room great for cold storage or to keep things out of the elements. The stairs, landing area and 2 of the bedrooms have new carpet with the other BR having laminate floors and a full bath that has been updated. The yard is fully fenced with convenient accesses on the sides and the garage was sided a few years ago. Great place for workshop or workout area, 1 stall for your vehicle and an entire second floor accessed by stairs.

6. 2021-10-24
   listed $73,900 874-char remark

   Show marketing remark (874 chars)

   Turn key home with new carpet and new stainless steel fridge & dishwasher. 3 BR 1 full bath home with covered front porch, fully fenced yard, 1 stall detached garage w/ workshop area & 2nd floor storage that is accessible from Forsyth Lane. Large living room with laminate floors, spacious kitchen with breakfast area and new stainless steel fridge & dishwasher & access to back deck, yard and garage with a small storage room great for cold storage or to keep things out of the elements. The stairs, landing area and 2 of the bedrooms have new carpet with the other BR having laminate floors and a full bath that has been updated. The yard is fully fenced with convenient accesses on the sides and the garage was sided a few years ago. Great place for workshop or workout area, 1 stall for your vehicle and an entire second floor accessed by stairs.

7. 2017-08-08
   soldstatus $63,000 469-char remark

   Show marketing remark (469 chars)

   Lovely home with a large kitchen that has plenty of cabinets. the spacious living room has laminate flooring and a fireplace that hasn't been used but could be converted to gas. Upstairs, there are 3 bedrooms and a full bath that was remodeled in the past couple of years. The big back yard is fenced in and you can get to the garage from here. The garage is 24 x 24 with a full upstairs and can be accessed from the lane behind the house. Close to school and shopping.

8. 2017-08-08
   soldstatus $63,000

   Show marketing remark (469 chars)

   Lovely home with a large kitchen that has plenty of cabinets. the spacious living room has laminate flooring and a fireplace that hasn't been used but could be converted to gas. Upstairs, there are 3 bedrooms and a full bath that was remodeled in the past couple of years. The big back yard is fenced in and you can get to the garage from here. The garage is 24 x 24 with a full upstairs and can be accessed from the lane behind the house. Close to school and shopping.

9. 2017-05-18
   listed $69,900 469-char remark

   Show marketing remark (469 chars)

   Lovely home with a large kitchen that has plenty of cabinets. the spacious living room has laminate flooring and a fireplace that hasn't been used but could be converted to gas. Upstairs, there are 3 bedrooms and a full bath that was remodeled in the past couple of years. The big back yard is fenced in and you can get to the garage from here. The garage is 24 x 24 with a full upstairs and can be accessed from the lane behind the house. Close to school and shopping.

10. 2012-10-22
    soldstatus $62,540
11. 2008-09-12
    soldstatus $50,000

ⓘ 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: $3,246 · $271/mo
• Projected year-2 tax: $3,246 · $271/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 6/10 Major 73% 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: $13,165
• − Mortgage interest: −$5,013
• − Property taxes: −$3,246
• − Insurance: −$448
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,604
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,135/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

+79.0% since first listed

11 events — show timeline

• 2026-05-01 Pending — SLCMLS
• 2026-04-01 Price Changed $89,500 SLCMLS
• 2026-03-11 Listed $94,500 SLCMLS
• 2022-07-12 Sold (Public Records) $70,000 Public Records
• 2022-07-12 Sold (MLS) $70,000 SLCMLS
• 2021-10-24 Listed $73,900 SLCMLS
• 2017-08-08 Sold (Public Records) $63,000 Public Records
• 2017-08-08 Sold (MLS) $63,000 SLCMLS
• 2017-05-18 Listed $69,900 SLCMLS
• 2012-10-22 Sold (Public Records) $62,540 Public Records
• 2008-09-12 Sold (Public Records) $50,000 Public Records

Property tax history

+19.7%/yr

Latest (2025): $3,246 · +0.7% YoY. Source: county tax records.