99 East Orvis St · Massena, NY 13662

$149,000

4 bd · 2.0 ba · 1,976 sqft · MultiFamily public records · 49 Days on market

Built 1920 5,250 sqft lot $75/sqft · 17% above area Est $127k · 17% over

---

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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

Key facts

• 5,250 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Financial info: $2,400 annual tax amount

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Multi-family residential income property; 2 stories
• Construction: Metal roof; Aluminum and wood siding
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric and natural gas heating available
• Interior features: Living room wood-burning fireplace; Electric and gas water heaters; Dishwasher; Refrigerator; Cooktop
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 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 $72k; list at $149k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.35% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $126,926
• List price: $149,000
• Delta: 17.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 East Orvis St	0.13mi	4/2.0	1,907 (-4%)	14mo	$74,000	$39	77
230 East Orvis St	0.41mi	4/2.0	2,000 (+1%)	20mo	$82,000	$41	62
72 Center St	0.40mi	4/3.0	1,812 (-8%)	4mo	$70,000	$39	60
44 Glenn St	0.25mi	3/2.0 (-1)	1,700 (-14%)	21mo	$61,000	$36	42
2 - 4 Ober	0.75mi	5/2.0 (+1)	2,128 (+8%)	18mo	$126,000	$59	32

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,438
• Equity at exit: $22,216

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $53,729
• Equity at exit: $12,883

Cash invested: $41,720 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $542

Break-even live

Break-even rent $1,322

Max offer price $149,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,008
Total (2 units)			$2,009

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 49 DOM
2. 2026-06-17
   days on market $149,000 Active 48 DOM
3. 2026-06-16
   days on market $149,000 Active 47 DOM
4. 2026-06-15
   days on market $149,000 Active 46 DOM
5. 2026-06-13
   days on market $149,000 Active 44 DOM
6. 2026-06-12
   days on market $149,000 Active 43 DOM
7. 2026-06-09
   days on market $149,000 Active 40 DOM
8. 2026-06-08
   days on market $149,000 Active 39 DOM
9. 2026-06-07
   days on market $149,000 Active 38 DOM
10. 2026-06-04
    days on market $149,000 Active 34 DOM
11. 2026-06-02
    days on market $149,000 Active 33 DOM
12. 2026-06-01
    days on market $149,000 Active 32 DOM
13. 2026-05-31
    days on market $149,000 Active 31 DOM
14. 2026-04-29
    listed $149,000 Active 927-char remark
15. 2025-12-08
    soldstatus $72,500 Closed 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

16. 2025-08-25
    status Pending 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

17. 2025-06-17
    status Active 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

18. 2025-04-17
    status Pending 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

19. 2025-04-10
    price $89,000 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

20. 2024-12-17
    status Active 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

21. 2024-10-10
    price $104,900 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

22. 2024-08-23
    status Active 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

23. 2024-07-17
    status Pending 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

24. 2024-05-28
    listed $119,000 Active 801-char remark

    Show marketing remark (801 chars)

    LARGE HOME situated on a corner lot in the Village. It was once a single family home but was then converted to a two family residence by just closing off the stairway to upstairs. It offers two bedrooms on the main floor with bathroom, large living room, kitchen and there is a lovely fireplace. Several rooms in the home have original hardwood flooring. Upstairs has two more bedrooms, kitchen with appliances, living room and bathroom. There is a separate entrance to the back upstairs apartment with a covered exterior staircase. The home has a newer high efficiency gas furnace and gas water heater. The roof is also fairly new and it is metal. The detached 2 car garage is also a huge plus. Whether you need a large home or looking for a two family investment opportunity you better look at this.

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,467 · $206/mo
• Expected delta: +$51/yr (+$4/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,108
• − Mortgage interest: −$8,346
• − Property taxes: −$2,416
• − Insurance: −$745
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$4,335
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $5,450/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

+25.2% since first listed

11 events — show timeline

• 2026-04-29 Listed $149,000 SLCMLS
• 2025-12-08 Sold (MLS) $72,500 SLCMLS
• 2025-08-25 Pending — SLCMLS
• 2025-06-17 Relisted — SLCMLS
• 2025-04-17 Pending — SLCMLS
• 2025-04-10 Price Changed $89,000 SLCMLS
• 2024-12-17 Relisted — SLCMLS
• 2024-10-10 Price Changed $104,900 SLCMLS
• 2024-08-23 Relisted — SLCMLS
• 2024-07-17 Pending — SLCMLS
• 2024-05-28 Listed $119,000 SLCMLS

Property tax history

+8.0%/yr

Latest (2025): $2,416 · -1.1% YoY. Source: county tax records.