85 - 95 Beach St · Massena, NY 13662

$289,000

18 bd · 6.0 ba · 4,000 sqft · MultiFamily · 99 Days on market

Built 1982 Fair condition $72/sqft · 58% 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 +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity featuring three buildings with two apartments in each, plus an additional lot, for a total of six rental units. Each spacious apartment offers three bedrooms, a full bathroom, a large living room, and a kitchen equipped with a stove and refrigerator, providing comfortable living space for tenants. Every unit is built on a full poured concrete foundation with laundry hookups and is separately equipped with its own gas furnace, electric water heater, and 100-amp breaker box, giving tenants independent utilities and simplifying property management. Each apartment also includes its own garage/storage unit, adding extra convenience and value. The buildings feature low-maintenance vinyl siding and durable metal roofs, helping reduce long-term upkeep. With strong rental potential and an additional lot included, this property presents a fantastic opportunity for investors looking to expand or start their rental portfolio.

Key facts

• Garage storage unit
• Three buildings
• Six rental units

Tags

• THREE BUILDINGS
• SIX RENTAL UNITS
• LAUNDRY HOOKUPS
• INDEPENDENT UTILITIES
• GARAGE STORAGE UNIT
• LOW MAINTENANCE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/1.0-bath units multifamily listed at $289k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $431/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $289k).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.01% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.39%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $183,208
• List price: $289,000
• Delta: 57.74%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.5%
• Equity multiple: 2.46×
• Total profit: $118,135
• Equity at exit: $43,091

10-year hold

• IRR: 41.4%
• Equity multiple: 4.90×
• Total profit: $315,533
• Equity at exit: $24,987

Cash invested: $80,920 (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: 24.9×

Monthly cashflow live

• Estimated rent: $5,805 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,219
• Net cashflow: $2,589

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,788	-5% $2,689	+0% $2,589	+5% $2,489	+10% $2,389
Rent	-10% $2,130	-5% $2,359	+0% $2,589	+5% $2,818	+10% $3,047
Rate	-1.0pp $2,734	-0.5pp $2,662	base $2,589	+0.5pp $2,514	+1.0pp $2,438

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	1	$5,802
Total (6 units)			$5,805

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $289,000 Active 99 DOM
2. 2026-06-18
   days on market $289,000 Active 97 DOM
3. 2026-06-17
   days on market $289,000 Active 96 DOM
4. 2026-06-16
   days on market $289,000 Active 95 DOM
5. 2026-06-15
   days on market $289,000 Active 94 DOM
6. 2026-06-13
   days on market $289,000 Active 92 DOM
7. 2026-06-12
   days on market $289,000 Active 91 DOM
8. 2026-06-09
   days on market $289,000 Active 88 DOM
9. 2026-06-08
   days on market $289,000 Active 87 DOM
10. 2026-06-07
    pricedays on market $289,000 Active 86 DOM
11. 2026-06-04
    days on market $299,000 Active 82 DOM
12. 2026-06-02
    days on market $299,000 Active 81 DOM
13. 2026-06-01
    days on market $299,000 Active 80 DOM
14. 2026-05-31
    days on market $299,000 Active 79 DOM
15. 2026-03-11
    listed $299,000 Active 960-char remark

    Show marketing remark (960 chars)

    Excellent investment opportunity featuring three buildings with two apartments in each, plus an additional lot, for a total of six rental units. Each spacious apartment offers three bedrooms, a full bathroom, a large living room, and a kitchen equipped with a stove and refrigerator, providing comfortable living space for tenants. Every unit is built on a full poured concrete foundation with laundry hookups and is separately equipped with its own gas furnace, electric water heater, and 100-amp breaker box, giving tenants independent utilities and simplifying property management. Each apartment also includes its own garage/storage unit, adding extra convenience and value. The buildings feature low-maintenance vinyl siding and durable metal roofs, helping reduce long-term upkeep. With strong rental potential and an additional lot included, this property presents a fantastic opportunity for investors looking to expand or start their rental portfolio.

ⓘ 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 6/10 Major 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $69,660
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$5,573
• − Management: −$5,573
• − Depreciation: −$8,407
• Taxable income: $28,139
• Est. tax owed @ 24.0%: −$6,753
• After-tax cash flow: $24,312/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 · 13 photos

Fair 50/100 Moderate rehab

This multi-family property requires moderate rehabilitation, including painting the exterior siding and replacing the roof. These updates will significantly improve its curb appeal and increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting.

Value-add opportunities

• Both painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value for both resale and rental.
• Both replacing the roof — Replacing the roof will improve the property's structural integrity and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both replacing the roof — Replacing the roof will improve the property's structural integrity and increase its value for both resale and rental. ↑

ⓘ 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

1 event — show timeline

• 2026-03-11 Listed $299,000 SLCMLS