934 Knox St · Ogdensburg, NY 13669

$92,500

4 bd · 2.0 ba · 2,585 sqft · MultiFamily public records · 247 Days on market

Built 1900 Fair condition 3,816 sqft lot $36/sqft · 38% below area Est $149k · 38% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

Located in Ogdensburg, 934 Knox St is a fully renovated two-unit investment property offering a turnkey opportunity for investors seeking reliable cash flow and low maintenance ownership. Both units have been completely updated with new flooring, modern kitchens, fully remodeled bathrooms, and new windows and doors throughout. Clean, efficient, and easy to manage, this multi-family home is ideal for generating consistent rental income whether you lease both units or choose to occupy one while renting the other. With all major updates already completed, this property is ready to perform from day one.

Key facts

• Fully renovated
• Modern kitchens
• Multi-family home

Tags

• FULLY RENOVATED
• TWO-UNIT INVESTMENT PROPERTY
• MODERN KITCHENS
• FULLY REMODELED BATHROOMS
• NEW WINDOWS AND DOORS
• MULTI-FAMILY HOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $92k. Condition is rated fair.
• This rent per unit runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.8% vs local median 11.4% 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+, crime F, amenities 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.
• Zoned schools: John F Kennedy School (math 22% / reading 45%, grade F, #1,632 of 2,108 statewide, top 78%, 462 students, 55% FRL); Ogdensburg Free Academy (math 48% / reading 42%, grade D-, #1,030 of 1,100 statewide, top 94%, 714 students, 58% FRL).
• Market conditions: 233 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 ($640 loan paydown + $987 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 $26k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $92k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 4.00% ✓
• Cap rate: 34.79%
• Cash-on-cash: 101.78%
• DSCR: 5.53
• GRM: 2.1

CMA / ARV

• ARV (median comp): $149,228
• List price: $92,500
• Delta: -38.01%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Hamilton St	0.22mi	3/3.0 (-1)	2,502 (-3%)	3mo	$185,500	$74	73
507 Washington St	0.43mi	5/2.5 (+1)	2,556 (-1%)	8mo	$260,000	$102	65
716-718 Franklin St	0.44mi	5/2.0 (+1)	2,720 (+5%)	2mo	$135,000	$50	64
1201 Greene St	0.17mi	4/2.0	2,251 (-13%)	10mo	$100,000	$44	62
216 Montgomery St	0.60mi	4/2.0	2,440 (-6%)	9mo	$58,000	$24	55
810 - 812 Franklin St	0.49mi	4/2.0	3,000 (+16%)	1mo	$212,000	$71	52
1607 Ford St	0.42mi	4/1.5	1,974 (-24%)	5mo	$22,000	$11	49
308 Proctor Ave	1.27mi	4/3.0	2,456 (-5%)	4mo	$489,000	$199	49
302 Proctor Ave	1.21mi	3/2.0 (-1)	2,440 (-6%)	9mo	$400,000	$164	43
2007 Ford St	0.70mi	3/1.5 (-1)	2,241 (-13%)	2mo	$149,900	$67	36
102 Proctor Ave	0.95mi	3/2.0 (-1)	1,983 (-23%)	0mo	$240,000	$121	35
2211 Jay St	0.79mi	3/2.5 (-1)	2,127 (-18%)	5mo	$175,000	$82	29

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: 6.48×
• Total profit: $142,052
• Equity at exit: $31,902

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $322,040
• Equity at exit: $42,646

Cash invested: $25,900 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $149,900 ($68/sqft)
• Median days on market: 63 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -15.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13669

• Home prices YoY: 0.4%
• Active inventory: 233
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,699 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $2,197

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,698
Total (2 units)			$3,699

Break-even live

Break-even rent $918

Max offer price $92,500

Occupancy floor 36%

Sensitivity live

Price	-10% $2,249	-5% $2,223	+0% $2,197	+5% $2,171	+10% $2,144
Rent	-10% $1,904	-5% $2,051	+0% $2,197	+5% $2,343	+10% $2,489
Rate	-1.0pp $2,243	-0.5pp $2,220	base $2,197	+0.5pp $2,173	+1.0pp $2,148

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: $23,125
• Closing costs: $2,775
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $92,500 Active 247 DOM
2. 2026-11-07
   days on market $92,500 Active 246 DOM
3. 2026-11-06
   days on market $92,500 Active 245 DOM
4. 2026-11-05
   days on market $92,500 Active 244 DOM
5. 2026-11-04
   days on market $92,500 Active 243 DOM
6. 2026-11-02
   days on market $92,500 Active 241 DOM
7. 2026-11-01
   days on market $92,500 Active 240 DOM
8. 2026-10-31
   days on market $92,500 Active 239 DOM
9. 2026-10-31
   days on market $92,500 Active 238 DOM
10. 2026-10-29
    days on market $92,500 Active 237 DOM
11. 2026-10-28
    days on market $92,500 Active 236 DOM
12. 2026-10-27
    days on market $92,500 Active 235 DOM
13. 2026-10-26
    days on market $92,500 Active 234 DOM
14. 2026-10-25
    days on market $92,500 Active 233 DOM
15. 2026-10-24
    days on market $92,500 Active 232 DOM
16. 2026-10-23
    days on market $92,500 Active 231 DOM
17. 2026-10-22
    days on market $92,500 Active 230 DOM
18. 2026-10-21
    days on market $92,500 Active 229 DOM
19. 2026-10-20
    days on market $92,500 Active 228 DOM
20. 2026-10-19
    days on market $92,500 Active 227 DOM
21. 2026-10-18
    days on market $92,500 Active 226 DOM
22. 2026-10-17
    days on market $92,500 Active 225 DOM
23. 2026-10-16
    days on market $92,500 Active 224 DOM
24. 2026-10-15
    days on market $92,500 Active 223 DOM
25. 2026-10-14
    days on market $92,500 Active 222 DOM
26. 2026-10-13
    days on market $92,500 Active 221 DOM
27. 2026-10-12
    days on market $92,500 Active 220 DOM
28. 2026-10-11
    days on market $92,500 Active 219 DOM
29. 2026-10-10
    days on market $92,500 Active 218 DOM
30. 2026-10-09
    days on market $92,500 Active 217 DOM
31. 2026-10-08
    days on market $92,500 Active 216 DOM
32. 2026-10-07
    days on market $92,500 Active 215 DOM
33. 2026-10-06
    days on market $92,500 Active 214 DOM
34. 2026-10-05
    days on market $92,500 Active 213 DOM
35. 2026-10-04
    days on market $92,500 Active 212 DOM
36. 2026-10-03
    days on market $92,500 Active 211 DOM
37. 2026-10-02
    days on market $92,500 Active 210 DOM
38. 2026-10-01
    days on market $92,500 Active 209 DOM
39. 2026-09-30
    days on market $92,500 Active 208 DOM
40. 2026-09-29
    days on market $92,500 Active 207 DOM
41. 2026-09-28
    days on market $92,500 Active 206 DOM
42. 2026-09-27
    days on market $92,500 Active 205 DOM
43. 2026-09-26
    days on market $92,500 Active 204 DOM
44. 2026-09-25
    days on market $92,500 Active 203 DOM
45. 2026-09-24
    days on market $92,500 Active 202 DOM
46. 2026-09-23
    days on market $92,500 Active 201 DOM
47. 2026-09-21
    days on market $92,500 Active 199 DOM
48. 2026-09-20
    days on market $92,500 Active 198 DOM
49. 2026-09-19
    days on market $92,500 Active 197 DOM
50. 2026-09-19
    days on market $92,500 Active 196 DOM

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $2,423 · $202/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 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: $44,388
• − Mortgage interest: −$5,181
• − Property taxes: −$2,423
• − Insurance: −$462
• − Repairs & maintenance: −$3,551
• − Management: −$3,551
• − Depreciation: −$2,691
• Taxable income: $26,528
• Est. tax owed @ 24.0%: −$6,367
• After-tax cash flow: $19,994/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $12,925–$38,775 screening

The property is in fair condition with minor repairs and maintenance needed. Painting the exterior and interior walls and landscaping can significantly increase its value.

Repairs flagged

• Minor Paint — The paint appears to be in good condition with no visible signs of damage or wear.
• Minor Landscaping — The landscaping appears to be in good condition with no visible signs of damage or wear.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting the exterior and interior walls can improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Landscaping can improve the curb appeal and the overall condition of the property, making it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary John F Kennedy School F NY #1,632/2,108 Nat'l #24,455/41,679 High Ogdensburg Free Academy D- NY #1,030/1,100 Nat'l #6,809/17,239

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

C Composite livability gradescore 66/100

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
• County: St. Lawrence · 110,027 people
• Population (ZIP): 15,615
• Household income: $66,488
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2% of renters

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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%

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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%
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1%

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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

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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

+209.7% since first listed

4 events — show timeline

• 2026-03-06 Listed $105,000 SLCMLS
• 2020-10-13 Sold (Public Records) $29,000 Public Records
• 2020-10-09 Sold (MLS) $29,000 SLCMLS
• 2019-12-23 Listed $33,900 SLCMLS

Property tax history

+9.1%/yr

Latest (2025): $2,423 · +16.9% YoY. Source: county tax records.