140 Mckinley Ct · Massena, NY 13662

$79,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 10 Days on market

Built 1942 4,230 sqft lot Est $100k · 20% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +7.0/10.0
• 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

Price Reduced on this Cozy 2 bedroom home in village of Massena, close to all amenities, hardwood flooring throughout most of home, attached garage and small lot, HUD home case 371-326039 Available beginning date 1/19/18 Bids Due Daily by 11:59PM CT until sold, for more information, property disclosures, LBP visit: www. hudhomestore.com. IE. Eligible for FHA 203K financing, Please refer to www. floodtools.com for additional information regarding flood zones and insurance

Key facts

• Eat in kitchen
• Corner lot
• 4,230 sq ft lot

Tags

• EAT IN KITCHEN
• CORNER LOT

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories
• Construction: Aluminum siding; Shingle roof
• Exterior features: Corner lot; Paved and shared driveway

Interior

• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Forced air
• Interior features: Hardwood/wood flooring; 6 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 8.2% vs local median 5.2% 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: 174 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 $552 of loan paydown is wiped out by about $2k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $99,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 N Main St	0.13mi	2/1.0	1,138 (-3%)	5mo	$95,000	$83	85
134 Beach St	0.03mi	2/1.5	1,128 (-4%)	7mo	$130,000	$115	84
198 Jefferson Ave	0.21mi	3/1.0 (+1)	1,134 (-4%)	5mo	$93,500	$82	75
43 Roosevelt St	0.25mi	3/1.0 (+1)	1,248 (+6%)	8mo	$139,000	$111	67
139 Beach St	0.12mi	2/1.5	1,000 (-15%)	6mo	$90,000	$90	63
33 Martin St	0.44mi	3/2.0 (+1)	1,180 (+0%)	9mo	$90,000	$76	62
41 Ames St	0.41mi	3/2.0 (+1)	1,147 (-2%)	7mo	$149,000	$130	62
35 Roosevelt St	0.24mi	2/1.5	1,000 (-15%)	3mo	$74,675	$75	60
24 Washington St	0.22mi	3/1.5 (+1)	1,336 (+14%)	10mo	$110,000	$82	52
28 Marie St	0.20mi	3/2.0 (+1)	1,000 (-15%)	6mo	$85,000	$85	52
10 Washington St	0.20mi	3/2.0 (+1)	1,344 (+14%)	10mo	$93,000	$69	50
15 Pine St	0.61mi	3/2.5 (+1)	1,344 (+14%)	9mo	$125,000	$93	30

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-4,734
• Equity at exit: $11,913

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $6,822
• Equity at exit: $6,908

Cash invested: $22,372 (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: 174
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$289 /mo · $3,472/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $127

Break-even live

Break-even rent $939

Max offer price $79,900

Occupancy floor 83%

Sensitivity live

Price	-10% $172	-5% $149	+0% $127	+5% $104	+10% $82
Rent	-10% $40	-5% $83	+0% $127	+5% $170	+10% $214
Rate	-1.0pp $167	-0.5pp $147	base $127	+0.5pp $106	+1.0pp $85

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $79,900 Active 10 DOM
2. 2026-06-18
   days on market $79,900 Active 8 DOM
3. 2026-06-17
   days on market $79,900 Active 7 DOM
4. 2026-06-17
   remarks 214-char remark
5. 2026-06-16
   days on market $79,900 Active 6 DOM
6. 2026-06-15
   days on market $79,900 Active 5 DOM
7. 2026-06-13
   days on market $79,900 Active 3 DOM
8. 2026-06-12
   remarks 173-char remark
9. 2026-06-12
   listed $79,900 Active 2 DOM

ⓘ 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: $3,472 · $289/mo
• Projected year-2 tax: $3,472 · $289/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: $13,193
• − Mortgage interest: −$4,476
• − Property taxes: −$3,472
• − Insurance: −$400
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,324
• Taxable income: $410
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,424/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

+56.7% since first listed

8 events — show timeline

• 2026-06-09 Listed $79,900 SLCMLS
• 2024-04-23 Price Changed $82,000 SLCMLS
• 2024-02-22 Listed $85,000 SLCMLS
• 2023-06-29 Sold (Public Records) $60,000 Public Records
• 2018-04-04 Sold (MLS) $18,500 ACVMLS
• 2017-05-05 Listed $24,082 ACVMLS
• 2003-05-30 Sold (Public Records) $68,900 Public Records
• 1993-07-29 Sold (Public Records) $51,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,472 · -1.1% YoY. Source: county tax records.