6 - 8 Garvin Ave · Massena, NY 13662

$144,900

4 bd · 4.0 ba · 1,800 sqft · MultiFamily · 18 Days on market

Built 1910 6,000 sqft 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

Key facts

• Large front porch
• Nicely sized yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULL BASEMENTS
• SEPARATE GAS FURNACES
• LARGE FRONT PORCH
• NICELY SIZED YARD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive. Per door: $262/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $110k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $70,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Center St	0.70mi	4/3.0	1,812 (+1%)	4mo	$70,000	$39	58
41, 41 1/2 Douglas Rd	0.44mi	4/2.0	1,664 (-8%)	6mo	$85,000	$51	54
157 East Orvis St	0.49mi	4/2.0	1,907 (+6%)	14mo	$74,000	$39	48
50 & 50 1/2 Parker Ave	0.48mi	5/3.5 (+1)	1,600 (-11%)	12mo	$167,000	$104	42
44 Glenn St	0.46mi	3/2.0 (-1)	1,700 (-6%)	21mo	$61,000	$36	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: 6.3%
• Equity multiple: 1.25×
• Total profit: $9,981
• Equity at exit: $21,605

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $51,858
• Equity at exit: $12,528

Cash invested: $40,572 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $525

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,932
Total (2 units)			$1,932

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-30
   status Pending
2. 2026-03-09
   listed $144,900 Active
3. 2024-09-30
   soldstatus $110,000 Closed 791-char remark

   Show marketing remark (791 chars)

   2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

4. 2024-08-04
   status Pending 791-char remark

   Show marketing remark (791 chars)

   2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

5. 2024-07-22
   price $119,000 791-char remark

   Show marketing remark (791 chars)

   2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

6. 2024-07-01
   price $125,000 791-char remark

   Show marketing remark (791 chars)

   2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

7. 2024-05-24
   listed $145,000 Active 791-char remark

   Show marketing remark (791 chars)

   2 UNIT INVESTMENT PROPERTY! This well maintained 2-unit income producing property is located in Massena, NY and has lots to offer the next owner! With a shared covered porch, this two-unit property offers 2 bedrooms, one and half bathrooms, a living room/dining room combo, a compact kitchen space and each unit has their own private access to the basement where the washer and dryer area is set up (these are tenant owned). Flooring throughout each unit includes laminate, ceramic tile and carpet. The property offers a large backyard and a paved driveway for tenant parking. Tenants pay for their own electric and heat. Unit 1 rents for $950.00 per month and includes water, sewer and trash. Unit 2 rents for $800.00 per month and includes water, sewer and trash. Call for a showing today!

ⓘ 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 3/10 Moderate
• 🌡 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: $23,184
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$4,215
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $5,280/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

-0.1% since first listed

7 events — show timeline

• 2026-03-30 Pending — SLCMLS
• 2026-03-09 Listed $144,900 SLCMLS
• 2024-09-30 Sold (MLS) $110,000 SLCMLS
• 2024-08-04 Pending — SLCMLS
• 2024-07-22 Price Changed $119,000 SLCMLS
• 2024-07-01 Price Changed $125,000 SLCMLS
• 2024-05-24 Listed $145,000 SLCMLS