934 Knox St · Ogdensburg, NY 13669

$92,500

4 bd · 2.0 ba · 2,585 sqft · MultiFamily public records · 155 Days on market

Built 1900 Fair condition 3,816 sqft lot $36/sqft · 26% below area Est $125k · 26% 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: 1 unit. estimate disagrees with records

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 4-bed/2.0-bath multifamily listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 5.0% 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: 165 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 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 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.28% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.43%
• DSCR: 2.93
• GRM: 3.7

CMA / ARV

• ARV (median comp): $125,032
• List price: $92,500
• Delta: -26.02%
• Verdict: UNDERPRICED
• Comps: 14 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%)	0mo	$185,500	$74	75
507 Washington St	0.43mi	5/2.5 (+1)	2,556 (-1%)	4mo	$260,000	$102	67
1201 Greene St	0.17mi	4/2.0	2,251 (-13%)	7mo	$100,000	$44	65
600 Paterson St	0.13mi	4/1.5	1,953 (-24%)	9mo	$79,999	$41	60
216 Montgomery St	0.60mi	4/2.0	2,440 (-6%)	6mo	$58,000	$24	58
723 New York Ave	1.12mi	3/2.0 (-1)	2,585 (0%)	8mo	$105,000	$41	54
1607 Ford St	0.42mi	4/1.5	1,974 (-24%)	2mo	$22,000	$11	52
308 Proctor Ave	1.27mi	4/3.0	2,456 (-5%)	2mo	$489,000	$199	51
302 Proctor Ave	1.21mi	3/2.0 (-1)	2,440 (-6%)	6mo	$400,000	$164	46
530 Crescent St	0.58mi	5/3.0 (+1)	2,436 (-6%)	11mo	$110,000	$45	45
500 Champlain St	0.85mi	4/4.0	2,416 (-6%)	10mo	$154,900	$64	38
2211 Jay St	0.79mi	3/2.5 (-1)	2,127 (-18%)	2mo	$175,000	$82	31

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: 46.2%
• Equity multiple: 3.39×
• Total profit: $61,825
• Equity at exit: $31,902

10-year hold

• IRR: 47.9%
• Equity multiple: 6.75×
• Total profit: $148,808
• 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 →

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Median asking: $183,900 ($69/sqft)
• Median days on market: 55 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -29.7% 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: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $937

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,106
Total (2 units)			$2,105

Break-even live

Break-even rent $918

Max offer price $92,500

Occupancy floor 50%

Sensitivity live

Price	-10% $990	-5% $964	+0% $937	+5% $911	+10% $885
Rent	-10% $771	-5% $854	+0% $937	+5% $1,021	+10% $1,104
Rate	-1.0pp $984	-0.5pp $961	base $937	+0.5pp $913	+1.0pp $889

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. 2026-08-08
   days on market $92,500 Active 155 DOM
2. 2026-08-07
   days on market $92,500 Active 154 DOM
3. 2026-08-06
   days on market $92,500 Active 153 DOM
4. 2026-08-05
   days on market $92,500 Active 152 DOM
5. 2026-08-04
   days on market $92,500 Active 151 DOM
6. 2026-08-03
   days on market $92,500 Active 150 DOM
7. 2026-07-31
   days on market $92,500 Active 147 DOM
8. 2026-07-30
   days on market $92,500 Active 146 DOM
9. 2026-07-29
   days on market $92,500 Active 145 DOM
10. 2026-07-27
    pricedays on market $92,500 Active 143 DOM
11. 2026-07-25
    days on market $105,000 Active 141 DOM
12. 2026-07-24
    days on market $105,000 Active 140 DOM
13. 2026-07-23
    days on market $105,000 Active 139 DOM
14. 2026-07-22
    days on market $105,000 Active 138 DOM
15. 2026-07-21
    days on market $105,000 Active 137 DOM
16. 2026-07-20
    days on market $105,000 Active 136 DOM
17. 2026-07-18
    days on market $105,000 Active 134 DOM
18. 2026-07-16
    days on market $105,000 Active 132 DOM
19. 2026-07-15
    days on market $105,000 Active 131 DOM
20. 2026-07-14
    days on market $105,000 Active 130 DOM
21. 2026-07-13
    days on market $105,000 Active 129 DOM
22. 2026-07-12
    days on market $105,000 Active 128 DOM
23. 2026-07-12
    days on market $105,000 Active 127 DOM
24. 2026-07-10
    days on market $105,000 Active 126 DOM
25. 2026-07-09
    days on market $105,000 Active 125 DOM
26. 2026-07-07
    days on market $105,000 Active 123 DOM
27. 2026-07-06
    days on market $105,000 Active 122 DOM
28. 2026-07-05
    days on market $105,000 Active 121 DOM
29. 2026-07-05
    days on market $105,000 Active 120 DOM
30. 2026-07-03
    days on market $105,000 Active 119 DOM
31. 2026-07-02
    days on market $105,000 Active 118 DOM
32. 2026-07-01
    days on market $105,000 Active 117 DOM
33. 2026-06-30
    days on market $105,000 Active 116 DOM
34. 2026-06-29
    days on market $105,000 Active 115 DOM
35. 2026-06-28
    days on market $105,000 Active 114 DOM
36. 2026-06-27
    days on market $105,000 Active 113 DOM
37. 2026-06-26
    days on market $105,000 Active 112 DOM
38. 2026-06-22
    days on market $105,000 Active 108 DOM
39. 2026-06-21
    days on market $105,000 Active 107 DOM
40. 2026-06-21
    days on market $105,000 Active 106 DOM
41. 2026-06-18
    days on market $105,000 Active 104 DOM
42. 2026-06-17
    days on market $105,000 Active 103 DOM
43. 2026-06-16
    days on market $105,000 Active 102 DOM
44. 2026-06-15
    days on market $105,000 Active 101 DOM
45. 2026-06-13
    days on market $105,000 Active 99 DOM
46. 2026-06-12
    days on market $105,000 Active 98 DOM
47. 2026-06-09
    days on market $105,000 Active 95 DOM
48. 2026-06-08
    days on market $105,000 Active 94 DOM
49. 2026-06-07
    days on market $105,000 Active 93 DOM
50. 2026-06-07
    days on market $105,000 Active 92 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: $25,260
• − Mortgage interest: −$5,181
• − Property taxes: −$2,423
• − Insurance: −$462
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$2,691
• Taxable income: $10,461
• Est. tax owed @ 24.0%: −$2,511
• After-tax cash flow: $8,739/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%
• 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%

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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.