4 Chase St · Massena, NY 13662

$40,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 17 Days on market

Built 1941 6,426 sqft lot

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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

Charming and quaint home in the Village that has so much to offer. There is a wonderful and bright kitchen with appliances, formal dining room and a huge living room with fireplace. There are two large bedrooms and a full bathroom. The hardwood floors are beautiful. The living room also has refinished hardwood flooring under the newer carpeting. The basement is bright and the workbenches stay along with the washer and dryer. The water heater is also fairly new. The home is totally electric and is very affordable. There is a detached garage, newer paved driveway, patio and enclosed back porch. This home has been lovingly maintained and is priced to sell! Call for your private tour today!

Key facts

• Galley kitchen
• Large living room
• Formal dining area

Tags

• GALLEY KITCHEN
• FORMAL DINING AREA
• LARGE LIVING ROOM
• FIREPLACE
• NEWER WINDOWS
• ELECTRIC HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $40k).
• Recommended offer: $40k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% 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 $280 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,892 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 2.34% ✓
• Cap rate: 20.15%
• Cash-on-cash: 49.49%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Beach St	0.05mi	3/1.5 (+1)	792 (+10%)	5mo	$121,900	$154	70
6 Garfield Ave	0.35mi	2/1.0	650 (-10%)	2mo	$74,200	$114	65
32 Washington St	0.31mi	2/1.0	672 (-7%)	16mo	$102,820	$153	60
1 Garfield Ave	0.38mi	2/2.0	672 (-7%)	22mo	$105,000	$156	49

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: 47.1%
• Equity multiple: 3.05×
• Total profit: $23,240
• Equity at exit: $6,039

10-year hold

• IRR: 52.9%
• Equity multiple: 6.17×
• Total profit: $58,651
• Equity at exit: $3,502

Cash invested: $11,340 (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: 3.6×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$212
• Tax est. 1.5%: −$51 /mo · $608/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $468

Break-even live

Break-even rent $354

Max offer price $40,500

Occupancy floor 46%

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-27
   status Pending
2. 2026-02-10
   listed $40,500 Active
3. 2020-09-23
   soldstatus $58,500
4. 2020-09-17
   soldstatus $58,500 696-char remark

   Show marketing remark (696 chars)

   Charming and quaint home in the Village that has so much to offer. There is a wonderful and bright kitchen with appliances, formal dining room and a huge living room with fireplace. There are two large bedrooms and a full bathroom. The hardwood floors are beautiful. The living room also has refinished hardwood flooring under the newer carpeting. The basement is bright and the workbenches stay along with the washer and dryer. The water heater is also fairly new. The home is totally electric and is very affordable. There is a detached garage, newer paved driveway, patio and enclosed back porch. This home has been lovingly maintained and is priced to sell! Call for your private tour today!

5. 2020-03-19
   listed $59,900 696-char remark

   Show marketing remark (696 chars)

   Charming and quaint home in the Village that has so much to offer. There is a wonderful and bright kitchen with appliances, formal dining room and a huge living room with fireplace. There are two large bedrooms and a full bathroom. The hardwood floors are beautiful. The living room also has refinished hardwood flooring under the newer carpeting. The basement is bright and the workbenches stay along with the washer and dryer. The water heater is also fairly new. The home is totally electric and is very affordable. There is a detached garage, newer paved driveway, patio and enclosed back porch. This home has been lovingly maintained and is priced to sell! Call for your private tour today!

6. 2005-02-18
   soldstatus $57,000
7. 2003-10-14
   soldstatus $22,000

ⓘ 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 4/10 Moderate FEMA zone X · 21% 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: $11,356
• − Mortgage interest: −$2,269
• − Property taxes: −$608
• − Insurance: −$202
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,178
• Taxable income: $5,282
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $4,345/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

+84.1% since first listed

7 events — show timeline

• 2026-02-27 Pending — SLCMLS
• 2026-02-10 Listed $40,500 SLCMLS
• 2020-09-23 Sold (Public Records) $58,500 Public Records
• 2020-09-17 Sold (MLS) $58,500 SLCMLS
• 2020-03-19 Listed $59,900 SLCMLS
• 2005-02-18 Sold (Public Records) $57,000 Public Records
• 2003-10-14 Sold (Public Records) $22,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,869 · -1.1% YoY. Source: county tax records.