246 and 252 County Route 46 · Akwesasne, NY 13662

$249,900

4 bd · 3.5 ba · 1,000 sqft · MultiFamily · 192 Days on market

Built 1900 Fair condition ↓ 11% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This exceptional water-view compound near Massena, NY, combines a peaceful country lifestyle with lucrative rental income potential. Featuring 4 buildings, all with stunning river views, the property includes a remodeled four-bedroom, 2.5-bathroom main farm house with a sunroom and barn, renting for $1,200/month; a converted two-bedroom, one-bathroom and well-maintained mobile home renting for $700/month; and low-cost Massena Electric Utilities, The property has expansive road frontage, which could be sold separately for additional income, and features front and backyards, a barn with an on-site well, and a tranquil country setting with future access to Massena municipal water. Centrally located, it’s just minutes from town, close to Lake Placid, the Canadian border, Montreal, and Ottawa. Generating rental income, this property offers endless opportunities for expansion or development, making it ideal for investors or those seeking a picturesque retreat. Contact to schedule your private showing!

Key facts

• Centrally located
• Garage
• Built 1900

Tags

• REMODELED MAIN FARM HOUSE
• CONVERTED MOBILE HOME
• EXPANSIVE ROAD FRONTAGE
• BARN WITH ON-SITE WELL
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $19 ($225/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 $2k of loan paydown is wiped out by about $7k 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 192 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-39,066
• Equity at exit: $37,261

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-31,535
• Equity at exit: $21,607

Cash invested: $69,972 (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: 22.9×

Monthly cashflow live

• Estimated rent: $2,607 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $19

Break-even live

Break-even rent $2,583

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $191	-5% $105	+0% $19	+5% $-68	+10% $-154
Rent	-10% $-187	-5% $-84	+0% $19	+5% $122	+10% $225
Rate	-1.0pp $145	-0.5pp $82	base $19	+0.5pp $-46	+1.0pp $-112

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

Units	Beds	Baths	Est. rent
1× unit	4	2.5	$911
▸ 2× units	2	1	$1,696
Total (3 units)			$2,607

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $249,900 Active 192 DOM
2. 2026-06-17
   days on market $249,900 Active 191 DOM
3. 2026-06-16
   days on market $249,900 Active 190 DOM
4. 2026-06-15
   days on market $249,900 Active 189 DOM
5. 2026-06-13
   days on market $249,900 Active 187 DOM
6. 2026-06-12
   days on market $249,900 Active 186 DOM
7. 2026-06-09
   days on market $249,900 Active 183 DOM
8. 2026-06-08
   days on market $249,900 Active 182 DOM
9. 2026-06-07
   days on market $249,900 Active 181 DOM
10. 2026-06-04
    days on market $249,900 Active 177 DOM
11. 2026-06-02
    days on market $249,900 Active 176 DOM
12. 2026-06-01
    days on market $249,900 Active 175 DOM
13. 2026-05-31
    days on market $249,900 Active 174 DOM
14. 2026-04-20
    price $249,900 1016-char remark

    Show marketing remark (1016 chars)

    This exceptional water-view compound near Massena, NY, combines a peaceful country lifestyle with lucrative rental income potential. Featuring 4 buildings, all with stunning river views, the property includes a remodeled four-bedroom, 2.5-bathroom main farm house with a sunroom and barn, renting for $1,200/month; a converted two-bedroom, one-bathroom and well-maintained mobile home renting for $700/month; and low-cost Massena Electric Utilities, The property has expansive road frontage, which could be sold separately for additional income, and features front and backyards, a barn with an on-site well, and a tranquil country setting with future access to Massena municipal water. Centrally located, it’s just minutes from town, close to Lake Placid, the Canadian border, Montreal, and Ottawa. Generating rental income, this property offers endless opportunities for expansion or development, making it ideal for investors or those seeking a picturesque retreat. Contact to schedule your private showing!

15. 2025-12-09
    listed $279,900 Active 1016-char remark

    Show marketing remark (1016 chars)

    This exceptional water-view compound near Massena, NY, combines a peaceful country lifestyle with lucrative rental income potential. Featuring 4 buildings, all with stunning river views, the property includes a remodeled four-bedroom, 2.5-bathroom main farm house with a sunroom and barn, renting for $1,200/month; a converted two-bedroom, one-bathroom and well-maintained mobile home renting for $700/month; and low-cost Massena Electric Utilities, The property has expansive road frontage, which could be sold separately for additional income, and features front and backyards, a barn with an on-site well, and a tranquil country setting with future access to Massena municipal water. Centrally located, it’s just minutes from town, close to Lake Placid, the Canadian border, Montreal, and Ottawa. Generating rental income, this property offers endless opportunities for expansion or development, making it ideal for investors or those seeking a picturesque retreat. Contact to schedule your private showing!

ⓘ 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 9/10 Extreme FEMA zone A · 99% 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: $31,284
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$5,014
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − Depreciation: −$7,270
• Taxable loss: −$3,753
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $1,126/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property presents as a fair condition home with moderate rehabilitation needs. Upgrades to the kitchen, exterior, and HVAC would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — cluttered and dated
• Minor bathroom fixtures — simple design
• Moderate exterior siding — weathered and aged
• Moderate HVAC system — basic setup

Value-add opportunities

• Both paint and update kitchen cabinets — enhances curb appeal and interior aesthetics
• Both replace dated bathroom fixtures — improves functionality and appearance
• Both repair and paint exterior siding — enhances curb appeal and structural integrity
• Both upgrade HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · cluttered and dated	Minor	$500–3,000
bathroom fixtures · simple design	Minor	$500–3,000
exterior siding · weathered and aged	Moderate	$3,000–15,000
HVAC system · basic setup	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both paint and update kitchen cabinets — enhances curb appeal and interior aesthetics ↑
• Both replace dated bathroom fixtures — improves functionality and appearance ↑
• Both repair and paint exterior siding — enhances curb appeal and structural integrity ↑
• Both upgrade HVAC system — improves comfort and energy efficiency ↑

ⓘ 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 — Akwesasne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 4,655
• 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

-10.7% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $249,900 SLCMLS
• 2025-12-09 Listed $279,900 SLCMLS