74 Cook St · Massena, NY 13662

$69,000

3 bd · 1.5 ba · 883 sqft · SingleFamily public records · 58 Days on market

Built 1949 10,500 sqft lot Est $81k · 15% 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 +28.1/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 74 Cook Street! This three-bedroom home offers strong potential for the right buyer ready to bring their vision and updates. Featuring an open kitchen layout and original hardwood floors on the first level, the home provides a solid starting point for renovation. Set on a large lot with approximately 54 feet river frontage on the Raquette River, the property offers easy access to the water and long-term value driven by scenic river views. Whether you're looking to flip, renovate and hold, or create a personalized space, the setting alone makes this a compelling investment. Conveniently located near shopping and everyday amenities, this property combines location, lot, and upside potential. Sold as-is. Ideal for contractors, investors, or buyers utilizing cash or renovation financing.

Key facts

• Large lot
• River frontage
• Open kitchen layout

Tags

• OPEN KITCHEN LAYOUT
• ORIGINAL HARDWOOD FLOORS
• LARGE LOT
• RIVER FRONTAGE
• SCENIC RIVER VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.3% in Massena — 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 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 $477 of loan paydown is wiped out by about $2k 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 58 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $69k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.40% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $81,236
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Amherst Rd	0.43mi	3/1.0	862 (-2%)	4mo	$80,000	$93	70
89 Nightengale Ave	0.53mi	3/1.0	950 (+8%)	10mo	$72,500	$76	52
5 Mccluskey Ave	0.36mi	2/2.0 (-1)	960 (+9%)	19mo	$88,510	$92	46
75 Grove St	0.72mi	3/1.0	1,000 (+13%)	21mo	$80,000	$80	25

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-821
• Equity at exit: $10,288

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $12,878
• Equity at exit: $5,966

Cash invested: $19,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $161

Break-even live

Break-even rent $761

Max offer price $69,000

Occupancy floor 78%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 58 DOM
2. 2026-06-17
   days on market $69,000 Active 57 DOM
3. 2026-06-16
   days on market $69,000 Active 56 DOM
4. 2026-06-15
   days on market $69,000 Active 55 DOM
5. 2026-06-13
   days on market $69,000 Active 53 DOM
6. 2026-06-12
   days on market $69,000 Active 52 DOM
7. 2026-06-09
   days on market $69,000 Active 49 DOM
8. 2026-06-08
   days on market $69,000 Active 48 DOM
9. 2026-06-07
   days on market $69,000 Active 47 DOM
10. 2026-06-04
    days on market $69,000 Active 43 DOM
11. 2026-06-02
    days on market $69,000 Active 42 DOM
12. 2026-06-01
    days on market $69,000 Active 41 DOM
13. 2026-05-31
    days on market $69,000 Active 40 DOM
14. 2026-04-22
    price $69,000 816-char remark

    Show marketing remark (816 chars)

    Opportunity knocks at 74 Cook Street! This three-bedroom home offers strong potential for the right buyer ready to bring their vision and updates. Featuring an open kitchen layout and original hardwood floors on the first level, the home provides a solid starting point for renovation. Set on a large lot with approximately 54 feet river frontage on the Raquette River, the property offers easy access to the water and long-term value driven by scenic river views. Whether you're looking to flip, renovate and hold, or create a personalized space, the setting alone makes this a compelling investment. Conveniently located near shopping and everyday amenities, this property combines location, lot, and upside potential. Sold as-is. Ideal for contractors, investors, or buyers utilizing cash or renovation financing.

15. 2026-04-15
    listed $76,500 Active 816-char remark

    Show marketing remark (816 chars)

    Opportunity knocks at 74 Cook Street! This three-bedroom home offers strong potential for the right buyer ready to bring their vision and updates. Featuring an open kitchen layout and original hardwood floors on the first level, the home provides a solid starting point for renovation. Set on a large lot with approximately 54 feet river frontage on the Raquette River, the property offers easy access to the water and long-term value driven by scenic river views. Whether you're looking to flip, renovate and hold, or create a personalized space, the setting alone makes this a compelling investment. Conveniently located near shopping and everyday amenities, this property combines location, lot, and upside potential. Sold as-is. Ideal for contractors, investors, or buyers utilizing cash or renovation financing.

16. 2018-10-05
    soldstatus $21,500 137-char remark

    Show marketing remark (137 chars)

    Waterfront starter home only $25,000! Massena Electric and village services. Three bedrooms, open kitchen to living room and new carpet.

17. 2014-09-08
    listed $25,000 137-char remark

    Show marketing remark (137 chars)

    Waterfront starter home only $25,000! Massena Electric and village services. Three bedrooms, open kitchen to living room and new carpet.

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $11,583
• − Mortgage interest: −$3,865
• − Property taxes: −$1,862
• − Insurance: −$1,011
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,007
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $1,699/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

• Census place: Massena, NY
• 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

+176.0% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $69,000 SLCMLS
• 2026-04-15 Listed $76,500 SLCMLS
• 2018-10-05 Sold (MLS) $21,500 SLCMLS
• 2014-09-08 Listed $25,000 SLCMLS

Property tax history

+0.8%/yr

Latest (2025): $1,862 · -1.1% YoY. Source: county tax records.