8 Belmont St · Massena, NY 13662

$59,000

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 73 Days on market

Built 1946 Fair condition 6,100 sqft lot $59/sqft · 43% below area Est $103k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom home. .. .$69,000.. .. .better hurry on this one.

Key facts

• 6,100 sq ft lot
• Built 1946
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.9% 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.
• Zoned schools: J William Leary Junior High School (math 29% / reading 36%, grade F, #504 of 729 statewide, top 70%, 368 students, 61% FRL); Massena Senior High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 826 students, 61% FRL).
• Market conditions: 256 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 $408 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $59k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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 1946 — 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. 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?
8. 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.
9. 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.
10. 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: 1.85% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.47%
• DSCR: 2.00
• GRM: 4.5

CMA / ARV

• ARV (median comp): $103,317
• List price: $59,000
• Delta: -33.22%
• 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
96 Stoughton Ave	0.09mi	3/1.5 (-1)	998 (-1%)	5mo	$119,000	$119	83
7 Marie St	0.30mi	3/1.5 (-1)	960 (-5%)	2mo	$140,000	$146	70
39 Marie St	0.45mi	3/1.5 (-1)	960 (-5%)	0mo	$100,000	$104	64
28 Marie St	0.39mi	3/2.0 (-1)	1,000 (-1%)	9mo	$85,000	$85	64
79 Ober St	0.24mi	3/1.0 (-1)	955 (-5%)	17mo	$64,500	$68	61
74 Ober St	0.23mi	3/1.0 (-1)	1,070 (+6%)	19mo	$50,000	$47	58
20 Spruce St	0.28mi	3/1.5 (-1)	1,056 (+5%)	19mo	$50,000	$47	56
41 Ames St	0.08mi	3/2.0 (-1)	1,147 (+14%)	10mo	$149,000	$130	56
198 Jefferson Ave	0.32mi	3/1.0 (-1)	1,134 (+12%)	8mo	$93,500	$82	53
152 Mckinley Ave	0.38mi	3/2.0 (-1)	1,001 (-1%)	24mo	$90,000	$90	52
15 Monroe Pkwy	0.32mi	3/1.0 (-1)	858 (-15%)	13mo	$82,000	$96	45
26 Monroe Pkwy	0.38mi	3/2.0 (-1)	1,122 (+11%)	16mo	$139,900	$125	41

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $10,247
• Equity at exit: $8,797

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $34,720
• Equity at exit: $5,101

Cash invested: $16,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 5 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $110,000 ($92/sqft)
• Median days on market: 110 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +11.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13662

• Home prices YoY: -6.4%
• Active inventory: 256
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $309

Break-even live

Break-even rent $699

Max offer price $59,000

Occupancy floor 67%

Sensitivity live

Price	-10% $343	-5% $326	+0% $309	+5% $293	+10% $276
Rent	-10% $223	-5% $266	+0% $309	+5% $352	+10% $395
Rate	-1.0pp $339	-0.5pp $324	base $309	+0.5pp $294	+1.0pp $279

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $59,000 Active 73 DOM
2. 2026-09-23
   pricedays on market $59,000 Active 72 DOM
3. 2026-09-20
   days on market $69,000 Active 178 DOM
4. 2026-09-19
   days on market $69,000 Active 177 DOM
5. 2026-09-19
   days on market $69,000 Active 176 DOM
6. 2026-09-17
   days on market $69,000 Active 175 DOM
7. 2026-09-17
   days on market $69,000 Active 174 DOM
8. 2026-09-16
   days on market $69,000 Active 173 DOM
9. 2026-09-14
   days on market $69,000 Active 172 DOM
10. 2026-09-13
    days on market $69,000 Active 171 DOM
11. 2026-09-12
    days on market $69,000 Active 170 DOM
12. 2026-09-11
    days on market $69,000 Active 169 DOM
13. 2026-09-05
    days on market $69,000 Active 163 DOM
14. 2026-09-04
    days on market $69,000 Active 162 DOM
15. 2026-09-03
    days on market $69,000 Active 161 DOM
16. 2026-09-02
    days on market $69,000 Active 160 DOM
17. 2026-08-30
    days on market $69,000 Active 157 DOM
18. 2026-08-29
    days on market $69,000 Active 156 DOM
19. 2026-08-28
    days on market $69,000 Active 155 DOM
20. 2026-08-27
    days on market $69,000 Active 154 DOM
21. 2026-08-26
    days on market $69,000 Active 153 DOM
22. 2026-08-25
    days on market $69,000 Active 152 DOM
23. 2026-08-23
    days on market $69,000 Active 150 DOM
24. 2026-08-22
    days on market $69,000 Active 149 DOM
25. 2026-08-21
    days on market $69,000 Active 148 DOM
26. 2026-08-20
    days on market $69,000 Active 147 DOM
27. 2026-08-19
    days on market $69,000 Active 146 DOM
28. 2026-08-18
    days on market $69,000 Active 145 DOM
29. 2026-08-17
    days on market $69,000 Active 144 DOM
30. 2026-08-16
    days on market $69,000 Active 143 DOM
31. 2026-08-15
    days on market $69,000 Active 142 DOM
32. 2026-08-14
    days on market $69,000 Active 141 DOM
33. 2026-08-13
    days on market $69,000 Active 140 DOM
34. 2026-08-12
    days on market $69,000 Active 139 DOM
35. 2026-08-11
    days on market $69,000 Active 138 DOM
36. 2026-08-10
    days on market $69,000 Active 137 DOM
37. 2026-08-09
    days on market $69,000 Active 136 DOM
38. 2026-08-08
    days on market $69,000 Active 135 DOM
39. 2026-08-07
    days on market $69,000 Active 134 DOM
40. 2026-08-06
    days on market $69,000 Active 133 DOM
41. 2026-08-05
    days on market $69,000 Active 132 DOM
42. 2026-08-04
    days on market $69,000 Active 131 DOM
43. 2026-08-03
    days on market $69,000 Active 130 DOM
44. 2026-07-31
    days on market $69,000 Active 127 DOM
45. 2026-07-30
    days on market $69,000 Active 126 DOM
46. 2026-07-29
    days on market $69,000 Active 125 DOM
47. 2026-07-27
    days on market $69,000 Active 123 DOM
48. 2026-07-25
    days on market $69,000 Active 121 DOM
49. 2026-07-24
    days on market $69,000 Active 120 DOM
50. 2026-07-23
    days on market $69,000 Active 119 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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 5/10 Major FEMA zone X · 47% 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: $13,085
• − Mortgage interest: −$3,305
• − Property taxes: −$2,617
• − Insurance: −$295
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,716
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $2,978/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 Moderate rehab Est. rehab $25,200–$45,360 screening

The home requires moderate repairs and maintenance, including painting the exterior siding, replacing the checkered flooring, and repainting the interior walls. These updates will significantly improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Moderate exterior siding — Peeling and discoloration on the siding indicates a need for repainting or replacement.
• Major flooring — Worn and dirty checkered flooring in the basement requires replacement.
• Major interior walls — Peeling and discoloration on painted walls indicates a need for repainting or replacement.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can significantly improve the curb appeal and overall look of the home. ↑
• Rental Replacing checkered flooring — Modern flooring can attract renters and improve the home's rental value. ↑
• Both Repainting interior walls — Fresh paint can enhance the home's appearance and appeal to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

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

B Composite livability gradescore 73/100

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
• County: St. Lawrence · 110,027 people
• City population: 15,737
• Population (ZIP): 15,737
• Household income: $56,987
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 6% 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 (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%

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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: ▼ -16.77%
• Current HPI: 243.4674
• 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

+130.0% since first listed

3 events — show timeline

• 2026-03-20 Listed $69,000 SLCMLS
• 2019-05-30 Sold (MLS) $24,000 SLCMLS
• 2019-03-11 Listed $30,000 SLCMLS

Property tax history

+19.5%/yr

Latest (2025): $2,617 · -1.1% YoY. Source: county tax records.