1901 Ford St · Ogdensburg, NY 13669

$120,000

9 bd · 2.5 ba · 3,275 sqft · SingleFamily public records · 248 Days on market

Built 1860 9,900 sqft lot $37/sqft · 14% below area Est $140k · 14% under ↓ 8% 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 +25.5/30.0
• ARV discount +13.9/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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

Wonderful oppurtunity- with this Large (3200 Sq Ft), vinyl sided home w/ metal roof on a corner lot w/ 3 car garage(no more scraping ice and snow off your cars) covered front & side porch. There's 8 (various size) bedrooms(Back BR has attached bath). Don't need 8 BR ? ( the small ones would work well as computer room, craft or playroom or easily combined to make fewer large ones. ) Main Floor features LR, DR, Den attached 1/4 bath & . The spacious eat-in kitchen opens to enclosed side porch. Upstairs are bedrooms & 3 full baths & A stairway from hall to garage. Access cellar from inside the garage. You'll love the oversized w/ a wall of workshelves- space to do projects & protection for your vehicles. Side yard w/ fenced in area great for kids and pets. plus a /playhouse and shed. while the home needs some updating- your van put your own touches on it. Call today to schedule a showing.

Key facts

• Vinyl sided home
• Covered front porch
• Enclosed side porch

Tags

• CORNER LOT
• VINYL SIDED HOME
• METAL ROOF
• SPACIOUS EAT-IN KITCHEN
• COVERED FRONT PORCH
• ENCLOSED SIDE PORCH

What this means for you Summary

Snapshot

• This is a 9-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 133 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 ($830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1860 — 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,983
• List price: $120,000
• Delta: -14.28%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.61×
• Total profit: $20,515
• Equity at exit: $41,386

10-year hold

• IRR: 15.6%
• Equity multiple: 2.90×
• Total profit: $63,964
• Equity at exit: $55,325

Cash invested: $33,600 (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: 133
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $280

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $363	-5% $322	+0% $280	+5% $239	+10% $197
Rent	-10% $169	-5% $225	+0% $280	+5% $336	+10% $391
Rate	-1.0pp $341	-0.5pp $311	base $280	+0.5pp $249	+1.0pp $218

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 248 DOM
2. 2026-06-18
   days on market $120,000 Active 246 DOM
3. 2026-06-17
   days on market $120,000 Active 245 DOM
4. 2026-06-16
   days on market $120,000 Active 244 DOM
5. 2026-06-15
   days on market $120,000 Active 243 DOM
6. 2026-06-13
   days on market $120,000 Active 241 DOM
7. 2026-06-12
   days on market $120,000 Active 240 DOM
8. 2026-06-09
   days on market $120,000 Active 237 DOM
9. 2026-06-08
   days on market $120,000 Active 236 DOM
10. 2026-06-07
    days on market $120,000 Active 235 DOM
11. 2026-06-07
    days on market $120,000 Active 234 DOM
12. 2026-06-04
    days on market $120,000 Active 231 DOM
13. 2026-06-02
    days on market $120,000 Active 230 DOM
14. 2026-06-01
    days on market $120,000 Active 229 DOM
15. 2026-05-31
    days on market $120,000 Active 228 DOM
16. 2026-04-14
    price $120,000 928-char remark

    Show marketing remark (928 chars)

    Wonderful oppurtunity- with this Large (3200 Sq Ft), vinyl sided home w/ metal roof on a corner lot w/ 3 car garage(no more scraping ice and snow off your cars) covered front & side porch. There's 8 (various size) bedrooms(Back BR has attached bath). Don't need 8 BR ? ( the small ones would work well as computer room, craft or playroom or easily combined to make fewer large ones. ) Main Floor features LR, DR, Den attached 1/4 bath & . The spacious eat-in kitchen opens to enclosed side porch. Upstairs are bedrooms & 3 full baths & A stairway from hall to garage. Access cellar from inside the garage. You'll love the oversized w/ a wall of workshelves- space to do projects & protection for your vehicles. Side yard w/ fenced in area great for kids and pets. plus a /playhouse and shed. while the home needs some updating- your van put your own touches on it. Call today to schedule a showing.

17. 2026-02-26
    price $159,000 928-char remark

    Show marketing remark (928 chars)

    Wonderful oppurtunity- with this Large (3200 Sq Ft), vinyl sided home w/ metal roof on a corner lot w/ 3 car garage(no more scraping ice and snow off your cars) covered front & side porch. There's 8 (various size) bedrooms(Back BR has attached bath). Don't need 8 BR ? ( the small ones would work well as computer room, craft or playroom or easily combined to make fewer large ones. ) Main Floor features LR, DR, Den attached 1/4 bath & . The spacious eat-in kitchen opens to enclosed side porch. Upstairs are bedrooms & 3 full baths & A stairway from hall to garage. Access cellar from inside the garage. You'll love the oversized w/ a wall of workshelves- space to do projects & protection for your vehicles. Side yard w/ fenced in area great for kids and pets. plus a /playhouse and shed. while the home needs some updating- your van put your own touches on it. Call today to schedule a showing.

18. 2025-10-15
    listed $179,900 Active 928-char remark

    Show marketing remark (928 chars)

    Wonderful oppurtunity- with this Large (3200 Sq Ft), vinyl sided home w/ metal roof on a corner lot w/ 3 car garage(no more scraping ice and snow off your cars) covered front & side porch. There's 8 (various size) bedrooms(Back BR has attached bath). Don't need 8 BR ? ( the small ones would work well as computer room, craft or playroom or easily combined to make fewer large ones. ) Main Floor features LR, DR, Den attached 1/4 bath & . The spacious eat-in kitchen opens to enclosed side porch. Upstairs are bedrooms & 3 full baths & A stairway from hall to garage. Access cellar from inside the garage. You'll love the oversized w/ a wall of workshelves- space to do projects & protection for your vehicles. Side yard w/ fenced in area great for kids and pets. plus a /playhouse and shed. while the home needs some updating- your van put your own touches on it. Call today to schedule a showing.

19. 2013-12-09
    soldstatus $130,000

ⓘ 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: $16,855
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,491
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,993/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

-7.7% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $120,000 SLCMLS
• 2026-02-26 Price Changed $159,000 SLCMLS
• 2025-10-15 Listed $179,900 SLCMLS
• 2013-12-09 Sold (Public Records) $130,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $7,095 · +0.7% YoY. Source: county tax records.