1425 Sh 420 · Massena, NY 13667

$69,900

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 241 Days on market

Built 1947 0.44 ac lot $69/sqft · 43% below area Est $124k · 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +4.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home offering quiet living with convenient access to town! This property features a spacious backyard, a large garage, and custom-built cupboards. Two bedrooms, one bath. Built on a slab with no basement to maintain, the home is all-electric with low utility rates. Affordable taxes and versatile living spaces make this a perfect starter home or investment opportunity.

Key facts

• Spacious backyard
• Affordable taxes
• Low utility rates

Tags

• SPACIOUS BACKYARD
• CUSTOM-BUILT CUPBOARDS
• ALL-ELECTRIC
• LOW UTILITY RATES
• AFFORDABLE TAXES
• VERSATILE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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 $358 of equity ($483 loan paydown + $-125 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.38% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.1

CMA / ARV

• ARV (median comp): $123,634
• List price: $69,900
• Delta: -43.46%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 County Route 38	0.33mi	3/1.0 (+1)	924 (-9%)	20mo	$40,000	$43	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.60×
• Total profit: $11,647
• Equity at exit: $19,676

10-year hold

• IRR: 17.5%
• Equity multiple: 2.90×
• Total profit: $37,170
• Equity at exit: $23,162

Cash invested: $19,572 (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 13667

• Home prices YoY: -0.1%
• Active inventory: 30
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $223

Break-even live

Break-even rent $678

Max offer price $69,900

Occupancy floor 72%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 241 DOM
2. 2026-06-17
   days on market $69,900 Active 240 DOM
3. 2026-06-16
   days on market $69,900 Active 239 DOM
4. 2026-06-15
   days on market $69,900 Active 238 DOM
5. 2026-06-13
   days on market $69,900 Active 236 DOM
6. 2026-06-12
   days on market $69,900 Active 235 DOM
7. 2026-06-09
   days on market $69,900 Active 232 DOM
8. 2026-06-08
   days on market $69,900 Active 231 DOM
9. 2026-06-07
   days on market $69,900 Active 230 DOM
10. 2026-06-04
    days on market $69,900 Active 226 DOM
11. 2026-06-02
    days on market $69,900 Active 225 DOM
12. 2026-06-01
    days on market $69,900 Active 224 DOM
13. 2026-05-31
    days on market $69,900 Active 223 DOM
14. 2026-02-20
    status Active 379-char remark

    Show marketing remark (379 chars)

    Charming home offering quiet living with convenient access to town! This property features a spacious backyard, a large garage, and custom-built cupboards. Two bedrooms, one bath. Built on a slab with no basement to maintain, the home is all-electric with low utility rates. Affordable taxes and versatile living spaces make this a perfect starter home or investment opportunity.

15. 2026-02-20
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Charming home offering quiet living with convenient access to town! This property features a spacious backyard, a large garage, and custom-built cupboards. Two bedrooms, one bath. Built on a slab with no basement to maintain, the home is all-electric with low utility rates. Affordable taxes and versatile living spaces make this a perfect starter home or investment opportunity.

16. 2025-10-17
    listed $69,900 Active 379-char remark

    Show marketing remark (379 chars)

    Charming home offering quiet living with convenient access to town! This property features a spacious backyard, a large garage, and custom-built cupboards. Two bedrooms, one bath. Built on a slab with no basement to maintain, the home is all-electric with low utility rates. Affordable taxes and versatile living spaces make this a perfect starter home or investment opportunity.

17. 2015-12-19
    soldstatus $44,900 355-char remark

    Show marketing remark (355 chars)

    This three bedroom home in Massena Electric district and schools can be purchased with owner financing, 5 k down and 500.00/ mo. This home has many possibilities, a huge spacious yard and large garage and open floor plan for starters, and you can own it cheaper than renting it. Needs TLC. Call now before you miss a chance to own this great property!!!!!

18. 2014-09-05
    listed $44,900 355-char remark

    Show marketing remark (355 chars)

    This three bedroom home in Massena Electric district and schools can be purchased with owner financing, 5 k down and 500.00/ mo. This home has many possibilities, a huge spacious yard and large garage and open floor plan for starters, and you can own it cheaper than renting it. Needs TLC. Call now before you miss a chance to own this great property!!!!!

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,683 · $140/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: $11,535
• − Mortgage interest: −$3,915
• − Property taxes: −$1,683
• − Insurance: −$350
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,033
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,271/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

• 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

+55.7% since first listed

5 events — show timeline

• 2026-02-20 Relisted — SLCMLS
• 2026-02-20 Pending — SLCMLS
• 2025-10-17 Listed $69,900 SLCMLS
• 2015-12-19 Sold (MLS) $44,900 SLCMLS
• 2014-09-05 Listed $44,900 SLCMLS

Property tax history

+9.0%/yr

Latest (2025): $1,683 · -1.3% YoY. Source: county tax records.