1727 State Highway 420 · Massena, NY 13667

$79,900

3 bd · 1.5 ba · 1,000 sqft · Manufactured · 10 Days on market

Built 1965 Fair condition 1.41 ac lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +4.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3 bedroom, 1.5 bath modular home on a double lot in the country just a few minutes from Massena. The owner purchased the adjacent lot, creating extra privacy and room to expand. The living room and Kitchen/dining area have cathedral ceilings. it has a full basement and a 2 car garage and a large back yard. One of the bedrooms was used for a laundry room. Massena Elec and Massena School District. It has much potential. Call today to see it! Sold as is.

Key facts

• Modular home
• Laundry room
• Cathedral ceilings

Tags

• MODULAR HOME
• DOUBLE LOT
• CATHEDRAL CEILINGS
• FULL BASEMENT
• LAUNDRY ROOM
• MASSENA ELEC

Property features AI

Exterior

• Parking: Detached paved garage with 2 spaces
• Utilities: Private well; Septic tank; Cable available
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding
• Exterior features: Fenced yard (wood); Metal roof

Interior

• Kitchen: Gas oven; Gas cooktop; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (propane); Ceiling fan(s)
• Interior features: Cathedral ceilings; Kitchen island; Insulated windows; Basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $80k).
• Cap rate 9.7% vs local median 5.2% 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: 30 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 $410 of equity ($552 loan paydown + $-142 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.52×
• Total profit: $11,629
• Equity at exit: $22,491

10-year hold

• IRR: 16.0%
• Equity multiple: 2.73×
• Total profit: $38,745
• Equity at exit: $26,476

Cash invested: $22,372 (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 13667

• Home prices YoY: -0.1%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $230

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $285	-5% $257	+0% $230	+5% $202	+10% $174
Rent	-10% $151	-5% $190	+0% $230	+5% $269	+10% $308
Rate	-1.0pp $270	-0.5pp $250	base $230	+0.5pp $209	+1.0pp $188

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   price $79,900
2. 2026-05-19
   listed $75,900 Active

ⓘ 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 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: $11,874
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,324
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,376/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, including a new roof, siding repair, and window replacement, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and possible damage.
• Major siding — Peeling and faded paint.
• Major windows — Old and possibly needing replacement.
• Major HVAC/mechanicals — No visible photos, but likely outdated and in need of service or replacement.
• Major landscaping — Sparse and overgrown, detracting from curb appeal.

Value-add opportunities

• Both roof replacement — Improves both resale and rental value by addressing a major issue.
• Both siding repair/painting — Enhances curb appeal and structural integrity.
• Both window replacement — Improves energy efficiency and aesthetics.
• Both HVAC upgrade — Enhances comfort and energy efficiency.
• Both landscaping and curb appeal improvements — Enhances curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and possible damage.	Major	$15,000–50,000
siding · Peeling and faded paint.	Major	$15,000–50,000
windows · Old and possibly needing replacement.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos, but likely outdated and in need of service or replacement.	Major	$15,000–50,000
landscaping · Sparse and overgrown, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value by addressing a major issue. ↑
• Both siding repair/painting — Enhances curb appeal and structural integrity. ↑
• Both window replacement — Improves energy efficiency and aesthetics. ↑
• Both HVAC upgrade — Enhances comfort and energy efficiency. ↑
• Both landscaping and curb appeal improvements — Enhances curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 3,460

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 5% Native American 2%
• Common ancestry: Lithuanian 12% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -0.18%
• Current HPI: 268.2319
• 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

+5.3% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $79,900 SLCMLS
• 2026-05-19 Listed $75,900 SLCMLS