30,32 Ridgewood Ave · Massena, NY 13662

$119,900

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 417 Days on market

Built 1945 0.33 ac lot $125/sqft · 57% above area Est $116k · at est. ↓ 20% since listing

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +6.1/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multi-family compound. .. This rental opportunity is a great investment. There are two buildings included with this package deal. Two parcels, one in front of the other. One 3-unit building and one single family home. Combined they make an excellent money maker.

Key facts

• 3-unit building
• Two parcels
• Two buildings

Tags

• MULTI-FAMILY COMPOUND
• RENTAL OPPORTUNITY
• TWO BUILDINGS
• TWO PARCELS
• 3-UNIT BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (17.7% below list).
• Recommended offer: $99k (17.7% below list) — sets the bar for 1% rule.

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 $829 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.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,622 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $116,170
• List price: $119,900
• Delta: 3.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Douglas Rd	0.10mi	2/1.0	1,006 (+5%)	6mo	$82,500	$82	78
13 Douglas Rd	0.08mi	2/1.0	1,001 (+4%)	15mo	$82,500	$82	73
21 Talcott St	0.33mi	2/1.0	909 (-5%)	8mo	$97,850	$108	65
14 Talcott St	0.31mi	2/1.0	993 (+3%)	14mo	$33,000	$33	64
14 Howard St	0.25mi	3/1.0 (+1)	1,050 (+9%)	3mo	$46,000	$44	61
10 Tracy St	0.53mi	2/1.0	910 (-5%)	2mo	$64,900	$71	61
5 Mccluskey Ave	0.57mi	2/2.0	960 (0%)	19mo	$88,510	$92	58
75 Grove St	0.21mi	3/1.0 (+1)	1,000 (+4%)	21mo	$80,000	$80	57
57 Clarkson Ave	0.74mi	2/1.5	1,000 (+4%)	9mo	$90,000	$90	50
89 Nightengale Ave	0.68mi	3/1.0 (+1)	950 (-1%)	10mo	$72,500	$76	49
7 Alden St	0.57mi	3/1.0 (+1)	1,100 (+15%)	2mo	$54,000	$49	38
39 Amherst Rd	0.72mi	3/1.0 (+1)	862 (-10%)	4mo	$80,000	$93	37

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-21,049
• Equity at exit: $17,877

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-20,415
• Equity at exit: $10,367

Cash invested: $33,572 (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: 10.1×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-25

Break-even live

Break-even rent $1,018

Max offer price $115,406

Occupancy floor 98%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 417 DOM
2. 2026-06-17
   days on market $119,900 Active 416 DOM
3. 2026-06-16
   days on market $119,900 Active 415 DOM
4. 2026-06-15
   days on market $119,900 Active 414 DOM
5. 2026-06-13
   days on market $119,900 Active 412 DOM
6. 2026-06-12
   days on market $119,900 Active 411 DOM
7. 2026-06-09
   days on market $119,900 Active 408 DOM
8. 2026-06-08
   days on market $119,900 Active 407 DOM
9. 2026-06-07
   days on market $119,900 Active 406 DOM
10. 2026-06-04
    days on market $119,900 Active 402 DOM
11. 2026-06-02
    days on market $119,900 Active 401 DOM
12. 2026-06-01
    days on market $119,900 Active 400 DOM
13. 2026-05-31
    days on market $119,900 Active 399 DOM
14. 2026-04-27
    price $119,900 262-char remark

    Show marketing remark (262 chars)

    Multi-family compound. .. This rental opportunity is a great investment. There are two buildings included with this package deal. Two parcels, one in front of the other. One 3-unit building and one single family home. Combined they make an excellent money maker.

15. 2026-04-27
    status Active 262-char remark

    Show marketing remark (262 chars)

    Multi-family compound. .. This rental opportunity is a great investment. There are two buildings included with this package deal. Two parcels, one in front of the other. One 3-unit building and one single family home. Combined they make an excellent money maker.

16. 2025-06-05
    price $139,900 262-char remark

    Show marketing remark (262 chars)

    Multi-family compound. .. This rental opportunity is a great investment. There are two buildings included with this package deal. Two parcels, one in front of the other. One 3-unit building and one single family home. Combined they make an excellent money maker.

17. 2025-04-01
    listed $149,900 Active 262-char remark

    Show marketing remark (262 chars)

    Multi-family compound. .. This rental opportunity is a great investment. There are two buildings included with this package deal. Two parcels, one in front of the other. One 3-unit building and one single family home. Combined they make an excellent money maker.

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,768 · $147/mo
• Expected delta: +$258/yr (+$22/mo · 17.1%)

ⓘ 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 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: $11,835
• − Mortgage interest: −$6,716
• − Property taxes: −$1,510
• − Insurance: −$600
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,488
• Taxable loss: −$2,373
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $264/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

-20.0% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $119,900 SLCMLS
• 2026-04-27 Relisted — SLCMLS
• 2025-06-05 Price Changed $139,900 SLCMLS
• 2025-04-01 Listed $149,900 SLCMLS

Property tax history

+0.8%/yr

Latest (2025): $1,510 · -1.1% YoY. Source: county tax records.