10101 State Highway 37 · Ogdensburg, NY 13669

$110,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 250 Days on market

Built 1949 0.54 ac 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.5/10.0
• 1% rule +5.4/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3 bedroom, 2 bathroom ranch with amazing views of the St. Lawrence River offers so many possibilities. Owner has done many improvements including new roof in 2022, windows installed this summer, vinyl plank flooring, new siding and a new electric panel for the garage. Centrally located between Ogdensburg and Lisbon and walking distance to Lisbon Beach.

Key facts

• New siding
• Amazing views
• New electric panel

Tags

• AMAZING VIEWS
• NEW ROOF
• NEW WINDOWS
• VINYL PLANK FLOORING
• NEW SIDING
• NEW ELECTRIC PANEL

Property features AI

Exterior

• Parking: Attached garage; Shared driveway; 1 garage space
• Utilities: Well (private); Septic tank; Cable available
• Home design: Residential property; Under construction; Single-story
• Construction: Vinyl siding; Under construction
• Exterior features: Level lot; Public maintained road; Has a view; Metal roof

Interior

• Kitchen: Microwave; Refrigerator; Electric cooktop
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Electric water heater; Microwave; Refrigerator; Electric cooktop; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry on main level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Lisbon Central School District (rural): math 33% / reading 52% proficiency, ranked #482 of 590 in NY (top 82%) — 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 $2k of equity ($761 loan paydown + $1k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.04% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.0

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: 5.4%
• Equity multiple: 1.27×
• Total profit: $8,434
• Equity at exit: $37,937

10-year hold

• IRR: 9.6%
• Equity multiple: 2.18×
• Total profit: $36,332
• Equity at exit: $50,715

Cash invested: $30,800 (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 →

ZIP-level market 13669

• Home prices YoY: 0.4%
• Active inventory: 134
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $94

Break-even live

Break-even rent $1,029

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $156	-5% $125	+0% $94	+5% $63	+10% $31
Rent	-10% $3	-5% $48	+0% $94	+5% $139	+10% $184
Rate	-1.0pp $149	-0.5pp $122	base $94	+0.5pp $65	+1.0pp $36

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 250 DOM
2. 2026-06-21
   days on market $110,000 Active 249 DOM
3. 2026-06-18
   days on market $110,000 Active 247 DOM
4. 2026-06-17
   days on market $110,000 Active 246 DOM
5. 2026-06-16
   days on market $110,000 Active 245 DOM
6. 2026-06-15
   days on market $110,000 Active 244 DOM
7. 2026-06-13
   days on market $110,000 Active 242 DOM
8. 2026-06-12
   days on market $110,000 Active 241 DOM
9. 2026-06-09
   days on market $110,000 Active 238 DOM
10. 2026-06-08
    days on market $110,000 Active 237 DOM
11. 2026-06-07
    days on market $110,000 Active 236 DOM
12. 2026-06-07
    days on market $110,000 Active 235 DOM
13. 2026-06-04
    days on market $110,000 Active 232 DOM
14. 2026-06-02
    days on market $110,000 Active 231 DOM
15. 2026-06-01
    days on market $110,000 Active 230 DOM
16. 2026-05-31
    days on market $110,000 Active 229 DOM
17. 2026-02-23
    price $110,000
18. 2025-11-23
    status Active
19. 2025-11-16
    status Pending
20. 2025-10-28
    price $115,000
21. 2025-10-07
    listed $124,000 Active
22. 2011-07-26
    soldstatus $42,000

ⓘ 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: $2,286 · $190/mo
• Projected year-2 tax: $2,286 · $190/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 1/10 Low 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: $13,774
• − Mortgage interest: −$6,162
• − Property taxes: −$2,286
• − Insurance: −$550
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,200
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,274/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: Lisbon Central School District
• NCES district ID: 3617430
• Math proficiency: 33% ▼ -18.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $53,098
• Composite: 36.79/100
• National rank: #4569
• State rank: #482 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

• 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

+161.9% since first listed

6 events — show timeline

• 2026-02-23 Price Changed $110,000 SLCMLS
• 2025-11-23 Relisted — SLCMLS
• 2025-11-16 Pending — SLCMLS
• 2025-10-28 Price Changed $115,000 SLCMLS
• 2025-10-07 Listed $124,000 SLCMLS
• 2011-07-26 Sold (Public Records) $42,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,286 · +5.6% YoY. Source: county tax records.