14383 New York 37 Hwy · Massena, NY 13662

$153,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 51 Days on market

Built 1950 0.28 ac lot $100/sqft · 20% below area Est $191k · 20% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3 bedroom starter home with many updates. The upstairs is brand new, kitchen and dining room have been updated too! First floor laundry room and two living rooms give plenty of space for the kids to play. Low taxes make this home very affordable. Call today for a showing!!

Key facts

• 0.28 acre lot
• Built 1950
• Listed 50 days

Property features AI

Exterior

• Utilities: 150 amp electric service
• Home design: Single-family residence; Two stories; Residential property
• Construction: Aluminum siding; Stone foundation; Asphalt roof; Built on two levels
• Exterior features: Outdoor lighting; Storage space; Covered front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Pellet stove; Ceiling fan cooling
• Interior features: Ceiling fans; Vaulted ceilings; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (27.9% below list).
• Recommended offer: $111k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#330 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime D-, commute F.
• Massena Central School District (town): math 43% / reading 49% proficiency, ranked #456 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $154k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,913 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (median comp): $191,352
• List price: $153,900
• Delta: -19.57%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.6%
• Equity multiple: 0.07×
• Total profit: $-39,946
• Equity at exit: $22,947

10-year hold

• IRR: -25.9%
• Equity multiple: -0.25×
• Total profit: $-53,980
• Equity at exit: $13,306

Cash invested: $43,092 (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 13662

• Home prices YoY: -6.4%
• Active inventory: 171
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$807
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-236

Break-even live

Break-even rent $1,408

Max offer price $112,144

Occupancy floor —

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $153,900 Active 51 DOM
2. 2026-06-17
   days on market $153,900 Active 50 DOM
3. 2026-06-16
   days on market $153,900 Active 49 DOM
4. 2026-06-15
   days on market $153,900 Active 48 DOM
5. 2026-06-13
   days on market $153,900 Active 46 DOM
6. 2026-06-12
   days on market $153,900 Active 45 DOM
7. 2026-06-09
   days on market $153,900 Active 42 DOM
8. 2026-06-08
   days on market $153,900 Active 41 DOM
9. 2026-06-07
   days on market $153,900 Active 40 DOM
10. 2026-06-04
    days on market $153,900 Active 36 DOM
11. 2026-06-02
    days on market $153,900 Active 35 DOM
12. 2026-06-01
    days on market $153,900 Active 34 DOM
13. 2026-05-31
    days on market $153,900 Active 33 DOM
14. 2026-04-25
    listed $153,900 Active 1219-char remark
15. 2016-05-06
    soldstatus $84,600 283-char remark

    Show marketing remark (283 chars)

    Remodeled 3 bedroom starter home with many updates. The upstairs is brand new, kitchen and dining room have been updated too! First floor laundry room and two living rooms give plenty of space for the kids to play. Low taxes make this home very affordable. Call today for a showing!!

16. 2016-05-06
    soldstatus $84,600

    Show marketing remark (283 chars)

    Remodeled 3 bedroom starter home with many updates. The upstairs is brand new, kitchen and dining room have been updated too! First floor laundry room and two living rooms give plenty of space for the kids to play. Low taxes make this home very affordable. Call today for a showing!!

17. 2015-11-16
    listed $79,900 283-char remark

    Show marketing remark (283 chars)

    Remodeled 3 bedroom starter home with many updates. The upstairs is brand new, kitchen and dining room have been updated too! First floor laundry room and two living rooms give plenty of space for the kids to play. Low taxes make this home very affordable. Call today for a showing!!

18. 2006-06-27
    soldstatus $45,000
19. 2003-12-15
    soldstatus $40,000

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $13,310
• − Mortgage interest: −$8,621
• − Property taxes: −$2,897
• − Insurance: −$770
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$4,477
• Taxable loss: −$5,584
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $-1,496/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: Massena Central School District
• NCES district ID: 3618660
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $42,610
• Composite: 38.75/100
• National rank: #4123
• State rank: #456 of 590 in NY

Livability — Massena

• Score: 73/100
• State rank: #330
• US rank: #5449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,737
• Population (ZIP): 15,737

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -16.77%
• Current HPI: 243.4674
• 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

+284.8% since first listed

6 events — show timeline

• 2026-04-25 Listed $153,900 ACVMLS
• 2016-05-06 Sold (Public Records) $84,600 Public Records
• 2016-05-06 Sold (MLS) $84,600 SLCMLS
• 2015-11-16 Listed $79,900 SLCMLS
• 2006-06-27 Sold (Public Records) $45,000 Public Records
• 2003-12-15 Sold (Public Records) $40,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,897 · +27.1% YoY. Source: county tax records.