56 Bishop Ave · Massena, NY 13662

$89,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 20 Days on market

Built 1910 6,875 sqft lot $72/sqft · 11% below area Est $100k · 11% under

---

Why this score? — see what drove the C 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 +18.1/30.0
• ARV discount +12.6/15.0
• 1% rule +7.2/10.0
• DSCR +5.7/10.0
• 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

Turn Key ready 4 bedroom home right in the village of Massena! This home has a lot to feature as soon as you walk in the front door. The main floor you will find a great size living room with plenty of natural lighting and is connected to the nicely modern kitchen and on the other side it also connects into the large size dinning room with built in features. On the second floor there are 3 bedrooms with closets and a full bath with brand new vanity. On the 3rd floor or I should say finished attic you'll find the extra large mastered bedroom room 13x27 also with plenty of closet space and storage area. This home has brand new flooring throughout, brand new carpet and has all been freshly painted. A new metal roof was put on Dec 2022 and gas water heater is also newer 2016. So if you're looking for a great size home with 4 bedrooms, you have found it!! Call today for your showing!!

Key facts

• Large covered porch
• Formal dining room
• Built ins

Tags

• LARGE COVERED PORCH
• FULLY FENCED IN YARD
• FORMAL DINING ROOM
• BUILT INS
• HARDWOOD FLOORS
• NATURAL LIGHT

Property features AI

Finance

• Financial info: $3,271 annual tax amount

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 3 stories total
• Construction: Redwood siding; Wood siding; Metal roof
• Exterior features: Covered porch; Porch; Fenced yard (wood); Level lot

Interior

• Kitchen: Electric cooktop; Refrigerator; Microwave; Freezer
• Bedrooms: 7 total rooms (bedrooms and other rooms included)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; Natural gas heating; Has cooling (ceiling fans)
• Interior features: Ceiling fans; Gas water heater; Freezer; Microwave; Refrigerator; Electric cooktop
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $78 ($938/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $615 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.22% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 6.9

CMA / ARV

• ARV (median comp): $100,291
• List price: $89,000
• Delta: -11.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Beach St	0.36mi	4/2.0 (+1)	1,200 (-3%)	2mo	$93,000	$78	68
43 Roosevelt St	0.63mi	3/1.0	1,248 (+1%)	8mo	$139,000	$111	62
41 Ames St	0.47mi	3/2.0	1,147 (-7%)	7mo	$149,000	$130	57
13 Ridgewood Ave	0.73mi	3/1.0	1,196 (-3%)	6mo	$91,500	$77	56
7 Alden St	0.65mi	3/1.0	1,100 (-11%)	2mo	$54,000	$49	50
33 Martin St	0.71mi	3/2.0	1,180 (-4%)	9mo	$90,000	$76	49
198 Jefferson Ave	0.74mi	3/1.0	1,134 (-8%)	5mo	$93,500	$82	48
29 Talcott St	0.65mi	3/2.0	1,125 (-9%)	6mo	$101,000	$90	46
62 Parker Ave	0.75mi	2/2.0 (-1)	1,250 (+2%)	9mo	$119,500	$96	46
14 Howard St	0.59mi	3/1.0	1,050 (-15%)	3mo	$46,000	$44	46
24 Washington St	0.66mi	3/1.5	1,336 (+8%)	10mo	$110,000	$82	45
15 Pine St	0.69mi	3/2.5	1,344 (+9%)	9mo	$125,000	$93	39

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-9,329
• Equity at exit: $13,270

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,244
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $78

Break-even live

Break-even rent $983

Max offer price $89,000

Occupancy floor 88%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $89,000 Pending 20 DOM
2. 2026-06-04
   days on market $89,000 Active 17 DOM
3. 2026-06-02
   days on market $89,000 Active 16 DOM
4. 2026-06-01
   days on market $89,000 Active 15 DOM
5. 2026-05-31
   days on market $89,000 Active 14 DOM
6. 2026-05-13
   listed $89,000 Active 1034-char remark
7. 2023-04-19
   soldstatus $90,000
8. 2023-04-17
   soldstatus $89,900 Closed 892-char remark

   Show marketing remark (892 chars)

   Turn Key ready 4 bedroom home right in the village of Massena! This home has a lot to feature as soon as you walk in the front door. The main floor you will find a great size living room with plenty of natural lighting and is connected to the nicely modern kitchen and on the other side it also connects into the large size dinning room with built in features. On the second floor there are 3 bedrooms with closets and a full bath with brand new vanity. On the 3rd floor or I should say finished attic you'll find the extra large mastered bedroom room 13x27 also with plenty of closet space and storage area. This home has brand new flooring throughout, brand new carpet and has all been freshly painted. A new metal roof was put on Dec 2022 and gas water heater is also newer 2016. So if you're looking for a great size home with 4 bedrooms, you have found it!! Call today for your showing!!

9. 2023-02-24
   listed $89,900 892-char remark

   Show marketing remark (892 chars)

   Turn Key ready 4 bedroom home right in the village of Massena! This home has a lot to feature as soon as you walk in the front door. The main floor you will find a great size living room with plenty of natural lighting and is connected to the nicely modern kitchen and on the other side it also connects into the large size dinning room with built in features. On the second floor there are 3 bedrooms with closets and a full bath with brand new vanity. On the 3rd floor or I should say finished attic you'll find the extra large mastered bedroom room 13x27 also with plenty of closet space and storage area. This home has brand new flooring throughout, brand new carpet and has all been freshly painted. A new metal roof was put on Dec 2022 and gas water heater is also newer 2016. So if you're looking for a great size home with 4 bedrooms, you have found it!! Call today for your showing!!

10. 2010-12-01
    soldstatus $77,000
11. 2007-09-28
    soldstatus $65,190
12. 1993-01-15
    soldstatus $28,000
13. 1993-01-15
    soldstatus $48,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,271 · $273/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 ≥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: $12,981
• − Mortgage interest: −$4,985
• − Property taxes: −$3,271
• − Insurance: −$445
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,589
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,031/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

+217.9% since first listed

11 events — show timeline

• 2026-06-06 Pending — SLCMLS
• 2026-05-28 Relisted — SLCMLS
• 2026-05-25 Pending — SLCMLS
• 2026-05-13 Listed $89,000 SLCMLS
• 2023-04-19 Sold (Public Records) $90,000 Public Records
• 2023-04-17 Sold (MLS) $89,900 SLCMLS
• 2023-02-24 Listed $89,900 SLCMLS
• 2010-12-01 Sold (Public Records) $77,000 Public Records
• 2007-09-28 Sold (Public Records) $65,190 Public Records
• 1993-01-15 Sold (Public Records) $48,000 Public Records
• 1993-01-15 Sold (Public Records) $28,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,271 · -1.1% YoY. Source: county tax records.