23 Grant St · Massena, NY 13662

$79,999

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 132 Days on market

Built 1940 6,969 sqft lot $73/sqft · 9% below area Est $87k · 9% under

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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 +26.0/30.0
• ARV discount +11.3/15.0
• DSCR +8.8/10.0
• 1% rule +8.0/10.0
• 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

Charming and well-maintained 3-bedroom, 1-bath home offering 1,092 sq ft of living space on a 7,000 sq ft lot. Built in 1940, this property features classic character along with recent updates, including a brand-new roof and vinyl siding for easy maintenance. The interior showcases hardwood flooring throughout and solid wood doors, creating a warm and timeless feel. The bathroom is in excellent condition, and the kitchen offers functional cabinets and countertops with ample workspace. Additional features include electric heat, a cement basement, and a 1-car garage with driveway for convenient parking. The foundation is solid with no visible cracks, providing added confidence in the home's condition. A well-cared-for home with strong structural integrity and appealing details throughout. Assignment Listing.

Key facts

• Hardwood flooring
• Functional cabinets
• Ample workspace

Tags

• NEW ROOF
• VINYL SIDING
• HARDWOOD FLOORING
• SOLID WOOD DOORS
• FUNCTIONAL CABINETS
• AMPLE WORKSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $553 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

• It's been on market 132 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.30% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 6.4

CMA / ARV

• ARV (median comp): $87,482
• List price: $79,999
• Delta: -8.55%
• 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 Alden St	0.18mi	3/1.0	1,100 (+1%)	2mo	$54,000	$49	89
14 Howard St	0.16mi	3/1.0	1,050 (-4%)	3mo	$46,000	$44	84
29 Talcott St	0.07mi	3/2.0	1,125 (+3%)	6mo	$101,000	$90	83
7 Douglas Rd	0.38mi	2/1.0 (-1)	1,006 (-8%)	6mo	$82,500	$82	60
13 Ridgewood Ave	0.49mi	3/1.0	1,196 (+10%)	6mo	$91,500	$77	56
11 Liberty Ave	0.53mi	4/1.5 (+1)	1,100 (+1%)	14mo	$87,980	$80	56
12 Randall Dr	0.55mi	3/2.0	1,144 (+5%)	9mo	$155,000	$135	55
62 Parker Ave	0.30mi	2/2.0 (-1)	1,250 (+14%)	9mo	$119,500	$96	45
28 Randall Dr	0.59mi	3/1.5	936 (-14%)	2mo	$72,000	$77	45
63 Liberty Ave	0.73mi	3/1.0	1,190 (+9%)	10mo	$85,000	$71	43
37 Bishop Ave	0.54mi	3/1.0	1,248 (+14%)	12mo	$103,000	$83	41
32 Randall Dr	0.57mi	2/1.5 (-1)	968 (-11%)	9mo	$110,000	$114	40

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-198
• Equity at exit: $11,928

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $16,425
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $200

Break-even live

Break-even rent $786

Max offer price $79,999

Occupancy floor 76%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,999 Active 132 DOM
2. 2026-06-17
   days on market $79,999 Active 131 DOM
3. 2026-06-16
   days on market $79,999 Active 130 DOM
4. 2026-06-15
   days on market $79,999 Active 129 DOM
5. 2026-06-13
   days on market $79,999 Active 127 DOM
6. 2026-06-12
   days on market $79,999 Active 126 DOM
7. 2026-06-09
   days on market $79,999 Active 123 DOM
8. 2026-06-08
   days on market $79,999 Active 122 DOM
9. 2026-06-07
   days on market $79,999 Active 121 DOM
10. 2026-06-04
    days on market $79,999 Active 117 DOM
11. 2026-06-02
    days on market $79,999 Active 116 DOM
12. 2026-06-01
    days on market $79,999 Active 115 DOM
13. 2026-05-31
    days on market $79,999 Active 114 DOM
14. 2026-02-16
    price $79,999 830-char remark

    Show marketing remark (830 chars)

    Charming and well-maintained 3-bedroom, 1-bath home offering 1,092 sq ft of living space on a 7,000 sq ft lot. Built in 1940, this property features classic character along with recent updates, including a brand-new roof and vinyl siding for easy maintenance. The interior showcases hardwood flooring throughout and solid wood doors, creating a warm and timeless feel. The bathroom is in excellent condition, and the kitchen offers functional cabinets and countertops with ample workspace. Additional features include electric heat, a cement basement, and a 1-car garage with driveway for convenient parking. The foundation is solid with no visible cracks, providing added confidence in the home's condition. A well-cared-for home with strong structural integrity and appealing details throughout. Assignment Listing.

15. 2026-02-06
    listed $90,000 Active 830-char remark

    Show marketing remark (830 chars)

    Charming and well-maintained 3-bedroom, 1-bath home offering 1,092 sq ft of living space on a 7,000 sq ft lot. Built in 1940, this property features classic character along with recent updates, including a brand-new roof and vinyl siding for easy maintenance. The interior showcases hardwood flooring throughout and solid wood doors, creating a warm and timeless feel. The bathroom is in excellent condition, and the kitchen offers functional cabinets and countertops with ample workspace. Additional features include electric heat, a cement basement, and a 1-car garage with driveway for convenient parking. The foundation is solid with no visible cracks, providing added confidence in the home's condition. A well-cared-for home with strong structural integrity and appealing details throughout. Assignment Listing.

16. 2024-07-31
    soldstatus $66,500 Closed 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

17. 2024-07-16
    status Pending 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

18. 2024-05-22
    status Active 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

19. 2024-03-06
    status Pending 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

20. 2024-01-21
    status Active 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

21. 2024-01-04
    price $74,900 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

22. 2023-10-19
    listed $79,900 Active 131-char remark

    Show marketing remark (131 chars)

    Located on a Dead End Street. .. This 3-bedroom cottage is a great home for a family or an investor. Many updates and must be seen.

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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: $12,458
• − Mortgage interest: −$4,481
• − Property taxes: −$2,013
• − Insurance: −$400
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,327
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,096/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

+0.1% since first listed

9 events — show timeline

• 2026-02-16 Price Changed $79,999 Global MLS
• 2026-02-06 Listed $90,000 Global MLS
• 2024-07-31 Sold (MLS) $66,500 SLCMLS
• 2024-07-16 Pending — SLCMLS
• 2024-05-22 Relisted — SLCMLS
• 2024-03-06 Pending — SLCMLS
• 2024-01-21 Relisted — SLCMLS
• 2024-01-04 Price Changed $74,900 SLCMLS
• 2023-10-19 Listed $79,900 SLCMLS

Property tax history

+0.8%/yr

Latest (2025): $2,013 · -1.1% YoY. Source: county tax records.