32 Main St · Potsdam, NY 13676

$260,000

7 bd · 4.5 ba · 3,068 sqft · MultiFamily public records · 643 Days on market

Built 1900 8,250 sqft lot $85/sqft · 14% below area Est $308k · 16% under

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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 +19.7/30.0
• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity for a centrally-located (walk to SUNY and Clarkson) multi-unit investment. The first floor contains a 1 BR with natural woodwork and open floor plan and new bathroom. Also, a 2 BR with new private porch. Upstairs is a recently-renovated 3 BR connected to an attic studio. Although built in 1900, the effective year built (county records) is 1950, and there have been major building renovations and updates since 2013 including porches, bathrooms, 3 BR reno, and metal roof. . Parking available for several cars. Current leases run through may or July 2026.

Key facts

• Natural woodwork
• Private porch
• Metal roof

Tags

• MULTI-UNIT INVESTMENT
• NATURAL WOODWORK
• PRIVATE PORCH
• ATTIC STUDIO
• MAJOR BUILDING RENOVATIONS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.9% in Potsdam — 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 75/100 on livability (#249 in NY, #3,908 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Potsdam Central School District (town): math 53% / reading 66% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 117 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 643 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $260k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 643 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (median comp): $308,428
• List price: $260,000
• Delta: -15.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7A, 7B Pierrepont Ave	0.12mi	7/3.0	3,384 (+10%)	23mo	$165,000	$49	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $161,047
• Equity at exit: $234,229

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $459,416
• Equity at exit: $505,123

Cash invested: $72,800 (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 13676

• Home prices YoY: 17.7%
• Active inventory: 117
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,901 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$517 /mo · $6,207/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $303

Break-even live

Break-even rent $2,518

Max offer price $260,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$2,900
Total (2 units)			$2,901

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $260,000 Active 643 DOM
2. 2026-06-17
   days on market $260,000 Active 642 DOM
3. 2026-06-16
   days on market $260,000 Active 641 DOM
4. 2026-06-16
   remarks 576-char remark
5. 2026-06-15
   days on market $260,000 Active 640 DOM
6. 2026-06-13
   days on market $260,000 Active 638 DOM
7. 2026-06-12
   days on market $260,000 Active 637 DOM
8. 2026-06-09
   days on market $260,000 Active 634 DOM
9. 2026-06-08
   days on market $260,000 Active 633 DOM
10. 2026-06-07
    days on market $260,000 Active 632 DOM
11. 2026-06-07
    days on market $260,000 Active 631 DOM
12. 2026-06-04
    days on market $260,000 Active 628 DOM
13. 2026-06-02
    days on market $260,000 Active 627 DOM
14. 2026-06-01
    days on market $260,000 Active 626 DOM
15. 2026-05-31
    days on market $260,000 Active 625 DOM
16. 2025-09-18
    price $260,000 575-char remark

    Show marketing remark (575 chars)

    Great opportunity for a centrally-located (walk to SUNY and Clarkson) multi-unit investment. The first floor contains a 1 BR with natural woodwork and open floor plan and new bathroom. Also, a 2 BR with new private porch. Upstairs is a recently-renovated 3 BR connected to an attic studio. Although built in 1900, the effective year built (county records) is 1950, and there have been major building renovations and updates since 2013 including porches, bathrooms, 3 BR reno, and metal roof. . Parking available for several cars. Current leases run through may or July 2026.

17. 2024-09-13
    listed $280,000 Active 575-char remark

    Show marketing remark (575 chars)

    Great opportunity for a centrally-located (walk to SUNY and Clarkson) multi-unit investment. The first floor contains a 1 BR with natural woodwork and open floor plan and new bathroom. Also, a 2 BR with new private porch. Upstairs is a recently-renovated 3 BR connected to an attic studio. Although built in 1900, the effective year built (county records) is 1950, and there have been major building renovations and updates since 2013 including porches, bathrooms, 3 BR reno, and metal roof. . Parking available for several cars. Current leases run through may or July 2026.

18. 1996-01-05
    soldstatus $75,000

ⓘ 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: $6,207 · $517/mo
• Projected year-2 tax: $6,207 · $517/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,812
• − Mortgage interest: −$14,564
• − Property taxes: −$6,207
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,785
• − Management: −$2,785
• − Depreciation: −$7,564
• Taxable loss: −$392
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $3,727/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: Potsdam Central School District
• NCES district ID: 3623670
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 66% ▲ 12.00%
• Median HH income: $44,144
• Composite: 50.05/100
• National rank: #1915
• State rank: #258 of 590 in NY

Livability — Potsdam

• Score: 75/100
• State rank: #249
• US rank: #3908

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potsdam, NY
• City population: 2,123
• Population (ZIP): 13,408

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 48.01%
• Current HPI: 318.7704
• 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

+246.7% since first listed

3 events — show timeline

• 2025-09-18 Price Changed $260,000 SLCMLS
• 2024-09-13 Listed $280,000 SLCMLS
• 1996-01-05 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,207 · +9.8% YoY. Source: county tax records.