10 Burney Ave · Massena, NY 13662

$29,000

4 bd · 1.5 ba · 1,272 sqft · SingleFamily public records · 19 Days on market

Built 1940 7,000 sqft lot $23/sqft · 71% below area ↓ 38% since listing

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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

Listing remarks MLS

This handyman special has great bones, and with some TLC could be restored to the cute 4 bedroom 1.5 bathroom it once was. It’s located on a quiet street with great neighbors, a level backyard, a large paved driveway big enough for 3-4 vehicles, and an oversized storage shed. All windows are vinyl replacements. Living room floor is newer hardwood. Dining room floor is newer tile laminate. Appliances convey. Furnace was new in Feb 2007.

Key facts

• Bright kitchen
• Newer metal roof
• Classic wood floors

Tags

• DEDICATED DINING ROOM
• CLASSIC WOOD FLOORS
• BRIGHT KITCHEN
• NEWER METAL ROOF
• HIGH-EFFICIENCY GAS FURNACE
• VINYL REPLACEMENT WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2-story
• Construction: Aluminum siding
• Exterior features: Covered patio/porch; Level lot; Publicly maintained road access

Interior

• Bedrooms: Total of 7 rooms (bedrooms count not specified)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Insulated windows; Basement present
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.4% 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.
• Zoned schools: J William Leary Junior High School (math 29% / reading 36%, grade F, #504 of 729 statewide, top 70%, 368 students, 61% FRL); Massena Senior High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 826 students, 61% FRL).
• Market conditions: 175 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $16k; list at $29k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.05% ✓
• Cap rate: 36.40%
• Cash-on-cash: 107.52%
• DSCR: 5.78
• GRM: 2.1

CMA / ARV

• ARV (median comp): $99,001
• List price: $29,000
• Delta: -70.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Brighton St	0.23mi	3/1.0 (-1)	1,300 (+2%)	11mo	$153,700	$118	69
29 Malby Ave	0.24mi	4/2.0	1,400 (+10%)	6mo	$97,000	$69	65
29 Talcott St	0.16mi	3/2.0 (-1)	1,125 (-12%)	6mo	$101,000	$90	62
7 Alden St	0.16mi	3/1.0 (-1)	1,100 (-14%)	2mo	$54,000	$49	61
37 Bishop Ave	0.46mi	3/1.0 (-1)	1,248 (-2%)	12mo	$103,000	$83	58
13 Ridgewood Ave	0.52mi	3/1.0 (-1)	1,196 (-6%)	6mo	$91,500	$77	54
60 Cornell Ave	0.54mi	3/1.5 (-1)	1,232 (-3%)	14mo	$125,000	$101	53
11 Liberty Ave	0.44mi	4/1.5	1,100 (-14%)	14mo	$87,980	$80	46
30 Urban Dr	0.58mi	3/2.0 (-1)	1,400 (+10%)	5mo	$231,000	$165	45
12 Randall Dr	0.51mi	3/2.0 (-1)	1,144 (-10%)	9mo	$155,000	$135	45
49 Grove St	0.58mi	3/1.0 (-1)	1,400 (+10%)	6mo	$130,000	$93	44
63 Liberty Ave	0.64mi	3/1.0 (-1)	1,190 (-6%)	10mo	$85,000	$71	44

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: —
• Equity multiple: 6.13×
• Total profit: $41,656
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 12.82×
• Total profit: $96,013
• Equity at exit: $2,507

Cash invested: $8,120 (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: 175
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $728

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 33%

Sensitivity live

Price	-10% $748	-5% $738	+0% $728	+5% $718	+10% $708
Rent	-10% $635	-5% $681	+0% $728	+5% $774	+10% $820
Rate	-1.0pp $742	-0.5pp $735	base $728	+0.5pp $720	+1.0pp $712

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending 879-char remark
2. 2026-04-20
   listed $29,000 Active 879-char remark
3. 2023-01-27
   soldstatus $16,000 445-char remark

   Show marketing remark (445 chars)

   This handyman special has great bones, and with some TLC could be restored to the cute 4 bedroom 1.5 bathroom it once was. It’s located on a quiet street with great neighbors, a level backyard, a large paved driveway big enough for 3-4 vehicles, and an oversized storage shed. All windows are vinyl replacements. Living room floor is newer hardwood. Dining room floor is newer tile laminate. Appliances convey. Furnace was new in Feb 2007.

4. 2022-11-02
   listed $34,000 445-char remark

   Show marketing remark (445 chars)

   This handyman special has great bones, and with some TLC could be restored to the cute 4 bedroom 1.5 bathroom it once was. It’s located on a quiet street with great neighbors, a level backyard, a large paved driveway big enough for 3-4 vehicles, and an oversized storage shed. All windows are vinyl replacements. Living room floor is newer hardwood. Dining room floor is newer tile laminate. Appliances convey. Furnace was new in Feb 2007.

5. 2001-11-01
   soldstatus $47,000

ⓘ 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 69% 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: $14,096
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$844
• Taxable income: $8,792
• Est. tax owed @ 24.0%: −$2,110
• After-tax cash flow: $6,620/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

-38.3% since first listed

5 events — show timeline

• 2026-05-11 Pending — SLCMLS
• 2026-04-20 Listed $29,000 SLCMLS
• 2023-01-27 Sold (MLS) $16,000 SLCMLS
• 2022-11-02 Listed $34,000 SLCMLS
• 2001-11-01 Sold (Public Records) $47,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,365 · -1.1% YoY. Source: county tax records.