15 E Hatfield St · Massena, NY 13662

$89,900

2 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 244 Days on market

Built 1930 0.49 ac lot $54/sqft · 51% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this rare opportunity to own a waterfront home right in the heart of Massena, offering the perfect blend of convenience and serenity. This spacious 3–4 bedroom, 2 full bath home sits on nearly half an acre with a beautiful, tree-lined backyard that leads directly to the river—perfect for peaceful mornings and breathtaking sunset views. Step inside to enjoy a bright, open-concept living area complemented by a newer kitchen and easy-care laminate flooring throughout. Whether entertaining guests or relaxing with family, this layout provides warmth, functionality, and flow. The metal roof ensures long-term durability, while the back deck invites you to relax and unwind in privacy, surrounded by mature trees and fencing. A two-car garage with its own electric service offers generous space—large enough to accommodate up to four vehicles and plenty of storage for tools, outdoor gear, or recreational equipment. Located in a quiet, desirable neighborhood just steps from schools, shopping, and restaurants, this property provides the perfect balance of town convenience and riverside tranquility. Currently used as a high-performing single-family rental, this home also presents an excellent investment opportunity with strong rental returns. Schedule your private tour today and experience all that this incredible in-town waterfront property has to offer!

Key facts

• Metal roof
• Newer kitchen
• Waterfront home

Tags

• WATERFRONT HOME
• TREE LINED BACKYARD
• NEWER KITCHEN
• METAL ROOF
• BACK DECK
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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: 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $90k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1930 — 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: 1.19% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $182,432
• List price: $89,900
• Delta: -50.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Grove St	0.42mi	3/2.0 (+1)	1,652 (-0%)	12mo	$115,540	$70	66
31 Mccluskey Ave	0.19mi	3/1.0 (+1)	1,480 (-10%)	1mo	$95,000	$64	64
6 Prospect Cir	0.53mi	3/2.5 (+1)	1,608 (-3%)	5mo	$240,000	$149	60
43 Bridges Ave	0.75mi	3/1.5 (+1)	1,610 (-3%)	6mo	$134,000	$83	48
57 Grove St	0.50mi	3/2.5 (+1)	1,568 (-5%)	17mo	$150,000	$96	47
36 Elm St	0.73mi	3/3.0 (+1)	1,708 (+3%)	22mo	$169,900	$99	33
48 Howard St	0.74mi	3/2.0 (+1)	1,472 (-11%)	20mo	$100,000	$68	26

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $3,648
• Equity at exit: $13,404

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $26,570
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $286

Break-even live

Break-even rent $708

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 244 DOM
2. 2026-06-17
   days on market $89,900 Active 243 DOM
3. 2026-06-16
   days on market $89,900 Active 242 DOM
4. 2026-06-15
   days on market $89,900 Active 241 DOM
5. 2026-06-13
   days on market $89,900 Active 239 DOM
6. 2026-06-12
   days on market $89,900 Active 238 DOM
7. 2026-06-09
   days on market $89,900 Active 235 DOM
8. 2026-06-08
   days on market $89,900 Active 234 DOM
9. 2026-06-07
   days on market $89,900 Active 233 DOM
10. 2026-06-04
    days on market $89,900 Active 229 DOM
11. 2026-06-02
    days on market $89,900 Active 228 DOM
12. 2026-06-01
    days on market $89,900 Active 227 DOM
13. 2026-05-31
    days on market $89,900 Active 226 DOM
14. 2026-04-03
    price $89,900 1397-char remark

    Show marketing remark (1397 chars)

    Don’t miss this rare opportunity to own a waterfront home right in the heart of Massena, offering the perfect blend of convenience and serenity. This spacious 3–4 bedroom, 2 full bath home sits on nearly half an acre with a beautiful, tree-lined backyard that leads directly to the river—perfect for peaceful mornings and breathtaking sunset views. Step inside to enjoy a bright, open-concept living area complemented by a newer kitchen and easy-care laminate flooring throughout. Whether entertaining guests or relaxing with family, this layout provides warmth, functionality, and flow. The metal roof ensures long-term durability, while the back deck invites you to relax and unwind in privacy, surrounded by mature trees and fencing. A two-car garage with its own electric service offers generous space—large enough to accommodate up to four vehicles and plenty of storage for tools, outdoor gear, or recreational equipment. Located in a quiet, desirable neighborhood just steps from schools, shopping, and restaurants, this property provides the perfect balance of town convenience and riverside tranquility. Currently used as a high-performing single-family rental, this home also presents an excellent investment opportunity with strong rental returns. Schedule your private tour today and experience all that this incredible in-town waterfront property has to offer!

15. 2025-10-02
    listed $99,900 Active 1397-char remark

    Show marketing remark (1397 chars)

    Don’t miss this rare opportunity to own a waterfront home right in the heart of Massena, offering the perfect blend of convenience and serenity. This spacious 3–4 bedroom, 2 full bath home sits on nearly half an acre with a beautiful, tree-lined backyard that leads directly to the river—perfect for peaceful mornings and breathtaking sunset views. Step inside to enjoy a bright, open-concept living area complemented by a newer kitchen and easy-care laminate flooring throughout. Whether entertaining guests or relaxing with family, this layout provides warmth, functionality, and flow. The metal roof ensures long-term durability, while the back deck invites you to relax and unwind in privacy, surrounded by mature trees and fencing. A two-car garage with its own electric service offers generous space—large enough to accommodate up to four vehicles and plenty of storage for tools, outdoor gear, or recreational equipment. Located in a quiet, desirable neighborhood just steps from schools, shopping, and restaurants, this property provides the perfect balance of town convenience and riverside tranquility. Currently used as a high-performing single-family rental, this home also presents an excellent investment opportunity with strong rental returns. Schedule your private tour today and experience all that this incredible in-town waterfront property has to offer!

16. 2025-08-08
    price $109,900
17. 2025-08-06
    status Active
18. 2025-07-07
    status Active
19. 2025-06-02
    listed $119,900 Active
20. 2001-01-02
    soldstatus $15,500
21. 2000-08-10
    soldstatus $12,877
22. 1993-09-16
    soldstatus $19,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$458/yr (+$38/mo · 75.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,844
• − Mortgage interest: −$5,036
• − Property taxes: −$604
• − Insurance: −$450
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,615
• Taxable income: $2,085
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,936/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

+373.2% since first listed

9 events — show timeline

• 2026-04-03 Price Changed $89,900 SLCMLS
• 2025-10-02 Listed $99,900 SLCMLS
• 2025-08-08 Price Changed $109,900 SLCMLS
• 2025-08-06 Relisted — SLCMLS
• 2025-07-07 Relisted — SLCMLS
• 2025-06-02 Listed $119,900 SLCMLS
• 2001-01-02 Sold (Public Records) $15,500 Public Records
• 2000-08-10 Sold (Public Records) $12,877 Public Records
• 1993-09-16 Sold (Public Records) $19,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $604 · -1.1% YoY. Source: county tax records.