74-80 Woodlawn Ave · Massena, NY 13662

$199,900

12 bd · 4.0 ba · 1,800 sqft · MultiFamily · 124 Days on market

Poor condition 0.40 ac lot $111/sqft · 54% above 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Income-Generating Multi-Family Opportunity in Massena, NY – Prime Location, Strong Rental Potential! Discover this exceptional multi-family property at 74–80 Woodlawn Avenue in Massena, NY, perfect for investors seeking reliable rental income and long-term growth in upstate New York. This collection of four connected apartments in one building features classic wood siding and a newer metal roof, combining charm, durability, and easy maintenance. Each unit offers three bedrooms and one bathroom upstairs with spacious living areas downstairs, ideal for families, professionals, or seasonal tenants. Current rental income includes: 76 Woodlawn Ave: Vacant, ready for remodeling and increased income potential 78 Woodlawn Ave: Recently updated with modern wiring and plumbing, currently $900/month 80 Woodlawn Ave: Long-term tenant, $600/month This property is strategically located within walking distance to Massena downtown, one of the Alcoa facilities, offering access to restaurants, shops, and essential services, while being a short drive to Alcoa and regional amenities such as libraries, parks, museums, and universities including Clarkson, Potsdam, and Canton. Outdoor enthusiasts will appreciate nearby hiking, skiing, swimming, fishing, boating, and seasonal adventures, plus the local airport with fast direct flights to Boston. Investors will value the potential to maximize rental income with some units ready for updates, while tenants enjoy a quiet small-town lifestyle with modern conveniences, including affordable electricity, high-speed internet, and proximity to larger cities like Ottawa, Plattsburgh, and Montreal. Additionally, nearby cultural attractions include the Saint Regis Mohawk Reservation and seasonal community events, adding unique value to the area. Don’t miss this rare opportunity to own a multi-family property in Saint Lawrence County with strong rental history, modern updates, and excellent growth potential. Whether you’re a seasoned investor or looking to expand your portfolio, 74–80 Woodlawn Avenue offers a perfect blend of income, location, and lifestyle. Full tax number is 9.051-3-22.1 22.2 22.3 22.4

Key facts

• Classic wood siding
• Newer metal roof
• Prime location

Tags

• MULTI FAMILY OPPORTUNITY
• PRIME LOCATION
• STRONG RENTAL POTENTIAL
• CLASSIC WOOD SIDING
• NEWER METAL ROOF
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $365/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $129,871
• List price: $199,900
• Delta: 53.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 2.08×
• Total profit: $60,610
• Equity at exit: $29,806

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $172,685
• Equity at exit: $17,284

Cash invested: $55,972 (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: 18.5×

Monthly cashflow live

• Estimated rent: $3,596 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $1,459

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$3,596
Total (4 units)			$3,596

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 2193-char remark

   Show marketing remark (2193 chars)

   Income-Generating Multi-Family Opportunity in Massena, NY – Prime Location, Strong Rental Potential! Discover this exceptional multi-family property at 74–80 Woodlawn Avenue in Massena, NY, perfect for investors seeking reliable rental income and long-term growth in upstate New York. This collection of four connected apartments in one building features classic wood siding and a newer metal roof, combining charm, durability, and easy maintenance. Each unit offers three bedrooms and one bathroom upstairs with spacious living areas downstairs, ideal for families, professionals, or seasonal tenants. Current rental income includes: 76 Woodlawn Ave: Vacant, ready for remodeling and increased income potential 78 Woodlawn Ave: Recently updated with modern wiring and plumbing, currently $900/month 80 Woodlawn Ave: Long-term tenant, $600/month This property is strategically located within walking distance to Massena downtown, one of the Alcoa facilities, offering access to restaurants, shops, and essential services, while being a short drive to Alcoa and regional amenities such as libraries, parks, museums, and universities including Clarkson, Potsdam, and Canton. Outdoor enthusiasts will appreciate nearby hiking, skiing, swimming, fishing, boating, and seasonal adventures, plus the local airport with fast direct flights to Boston. Investors will value the potential to maximize rental income with some units ready for updates, while tenants enjoy a quiet small-town lifestyle with modern conveniences, including affordable electricity, high-speed internet, and proximity to larger cities like Ottawa, Plattsburgh, and Montreal. Additionally, nearby cultural attractions include the Saint Regis Mohawk Reservation and seasonal community events, adding unique value to the area. Don’t miss this rare opportunity to own a multi-family property in Saint Lawrence County with strong rental history, modern updates, and excellent growth potential. Whether you’re a seasoned investor or looking to expand your portfolio, 74–80 Woodlawn Avenue offers a perfect blend of income, location, and lifestyle. Full tax number is 9.051-3-22.1 22.2 22.3 22.4

2. 2025-12-30
   listed $199,900 Active 2193-char remark

   Show marketing remark (2193 chars)

   Income-Generating Multi-Family Opportunity in Massena, NY – Prime Location, Strong Rental Potential! Discover this exceptional multi-family property at 74–80 Woodlawn Avenue in Massena, NY, perfect for investors seeking reliable rental income and long-term growth in upstate New York. This collection of four connected apartments in one building features classic wood siding and a newer metal roof, combining charm, durability, and easy maintenance. Each unit offers three bedrooms and one bathroom upstairs with spacious living areas downstairs, ideal for families, professionals, or seasonal tenants. Current rental income includes: 76 Woodlawn Ave: Vacant, ready for remodeling and increased income potential 78 Woodlawn Ave: Recently updated with modern wiring and plumbing, currently $900/month 80 Woodlawn Ave: Long-term tenant, $600/month This property is strategically located within walking distance to Massena downtown, one of the Alcoa facilities, offering access to restaurants, shops, and essential services, while being a short drive to Alcoa and regional amenities such as libraries, parks, museums, and universities including Clarkson, Potsdam, and Canton. Outdoor enthusiasts will appreciate nearby hiking, skiing, swimming, fishing, boating, and seasonal adventures, plus the local airport with fast direct flights to Boston. Investors will value the potential to maximize rental income with some units ready for updates, while tenants enjoy a quiet small-town lifestyle with modern conveniences, including affordable electricity, high-speed internet, and proximity to larger cities like Ottawa, Plattsburgh, and Montreal. Additionally, nearby cultural attractions include the Saint Regis Mohawk Reservation and seasonal community events, adding unique value to the area. Don’t miss this rare opportunity to own a multi-family property in Saint Lawrence County with strong rental history, modern updates, and excellent growth potential. Whether you’re a seasoned investor or looking to expand your portfolio, 74–80 Woodlawn Avenue offers a perfect blend of income, location, and lifestyle. Full tax number is 9.051-3-22.1 22.2 22.3 22.4

ⓘ 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 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: $43,152
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,452
• − Management: −$3,452
• − Depreciation: −$5,815
• Taxable income: $15,237
• Est. tax owed @ 24.0%: −$3,657
• After-tax cash flow: $13,856/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

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and renovations to bring it up to a livable condition. Immediate action is needed to address the deteriorating exterior, roof, and interior conditions.

Repairs flagged

• Major exterior siding — Severe damage and peeling
• Major roof — Visible damage and potential leaks
• Major flooring — Worn and damaged
• Major interior walls/paint — Peeling paint and general wear
• Major bathrooms — Visible damage and potential plumbing issues
• Major kitchen — Visible damage and potential plumbing issues
• Major HVAC/mechanicals — Visible damage and potential issues
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior renovation — Improves curb appeal and value
• Both interior renovation — Enhances living space and value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe damage and peeling	Major	$15,000–50,000
roof · Visible damage and potential leaks	Major	$15,000–50,000
flooring · Worn and damaged	Major	$15,000–50,000
interior walls/paint · Peeling paint and general wear	Major	$15,000–50,000
bathrooms · Visible damage and potential plumbing issues	Major	$15,000–50,000
kitchen · Visible damage and potential plumbing issues	Major	$15,000–50,000
HVAC/mechanicals · Visible damage and potential issues	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and value ↑
• Both interior renovation — Enhances living space and value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ 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 — 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

2 events — show timeline

• 2026-05-04 Pending — SLCMLS
• 2025-12-30 Listed $199,900 SLCMLS