30 Mccluskey Ave · Massena, NY 13662

$139,000

6 bd · 2.5 ba · 2,128 sqft · MultiFamily public records · 43 Days on market

Built 1915 6,000 sqft lot $65/sqft · 12% above area Est $124k · 12% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Vacant side by side apartment house has been fully remodeled with ceramic tile flooring, new bathrooms, kitchens. .. what a great place to start and have income from an apartment. .. check this out for $79,500.. .just move in.

Key facts

• Hardwood flooring
• Two spacious units
• Half bath

Tags

• MULTI-FAMILY DUPLEX
• TWO SPACIOUS UNITS
• REMODELED KITCHENS
• HALF BATH
• LAUNDRY
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Duplex; 2 stories
• Construction: Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Electric water heater; Basement present
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $961 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $82k; list at $139k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,700
• List price: $139,000
• Delta: 12.37%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $14,446
• Equity at exit: $20,725

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $60,440
• Equity at exit: $12,018

Cash invested: $38,920 (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: 171
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $579

Break-even live

Break-even rent $1,341

Max offer price $139,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$2,074
Total (2 units)			$2,074

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 43 DOM
2. 2026-06-17
   days on market $139,000 Active 42 DOM
3. 2026-06-16
   days on market $139,000 Active 41 DOM
4. 2026-06-15
   days on market $139,000 Active 40 DOM
5. 2026-06-13
   days on market $139,000 Active 38 DOM
6. 2026-06-12
   days on market $139,000 Active 37 DOM
7. 2026-06-09
   days on market $139,000 Active 34 DOM
8. 2026-06-08
   days on market $139,000 Active 33 DOM
9. 2026-06-07
   days on market $139,000 Active 32 DOM
10. 2026-06-04
    days on market $139,000 Active 28 DOM
11. 2026-06-02
    days on market $139,000 Active 27 DOM
12. 2026-06-01
    days on market $139,000 Active 26 DOM
13. 2026-05-31
    days on market $139,000 Active 25 DOM
14. 2026-05-06
    listed $139,000 Active 1172-char remark
15. 2022-01-20
    soldstatus $82,000
16. 2017-11-03
    soldstatus $60,000 226-char remark

    Show marketing remark (226 chars)

    Vacant side by side apartment house has been fully remodeled with ceramic tile flooring, new bathrooms, kitchens. .. what a great place to start and have income from an apartment. .. check this out for $79,500.. .just move in.

17. 2017-11-03
    soldstatus $60,000

    Show marketing remark (226 chars)

    Vacant side by side apartment house has been fully remodeled with ceramic tile flooring, new bathrooms, kitchens. .. what a great place to start and have income from an apartment. .. check this out for $79,500.. .just move in.

18. 2016-08-01
    listed $79,500 226-char remark

    Show marketing remark (226 chars)

    Vacant side by side apartment house has been fully remodeled with ceramic tile flooring, new bathrooms, kitchens. .. what a great place to start and have income from an apartment. .. check this out for $79,500.. .just move in.

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,271 · $273/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 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: $24,888
• − Mortgage interest: −$7,786
• − Property taxes: −$3,271
• − Insurance: −$695
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$4,044
• Taxable income: $5,110
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,722/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

+74.8% since first listed

5 events — show timeline

• 2026-05-06 Listed $139,000 SLCMLS
• 2022-01-20 Sold (Public Records) $82,000 Public Records
• 2017-11-03 Sold (Public Records) $60,000 Public Records
• 2017-11-03 Sold (MLS) $60,000 SLCMLS
• 2016-08-01 Listed $79,500 SLCMLS

Property tax history

+1.8%/yr

Latest (2025): $3,271 · -1.1% YoY. Source: county tax records.