160 Water St · Massena, NY 13662

$49,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 292 Days on market

Built 1939 Fair condition $73/sqft · 27% below area Est $90k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing 2-bedroom, 2-story home. Perfect for investors seeking to invest in a reasonably priced home. Located close to all amenities. Perfect for a rental or add some features and use it as an Air B and B. There is a fairly large back yard with a single car garage for the owner's convenience. Call to amke an appointment to see it today. the home is vacant and very easy to see.

Key facts

• Long term tenant
• Steady cash flow
• Income producing

Tags

• INCOME PRODUCING
• LONG TERM TENANT
• STEADY CASH FLOW
• WELL MAINTAINED
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.0% 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: 217 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 $345 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: property tax is 2.5% of price; flood insurance adds $56/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.81% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.02%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (median comp): $90,213
• List price: $49,900
• Delta: -44.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Cecil Ave	0.35mi	2/1.0	708 (+4%)	12mo	$82,000	$116	68
30 Douglas Rd	0.23mi	3/1.0 (+1)	728 (+6%)	11mo	$65,000	$89	65
77 Liberty Ave	0.69mi	2/1.0	700 (+2%)	0mo	$22,000	$31	63
7 Tamarack St	0.45mi	1/1.0 (-1)	620 (-9%)	11mo	$22,000	$35	49
59 Brighton St	0.40mi	1/1.0 (-1)	600 (-12%)	14mo	$27,000	$45	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: 16.4%
• Equity multiple: 1.66×
• Total profit: $9,230
• Equity at exit: $7,440

10-year hold

• IRR: 25.0%
• Equity multiple: 3.19×
• Total profit: $30,539
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $39,900 ($51/sqft)
• Median days on market: 345 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +159.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13662

• Home prices YoY: -6.4%
• Active inventory: 217
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $271

Break-even live

Break-even rent $561

Max offer price $49,900

Occupancy floor 65%

Sensitivity live

Price	-10% $299	-5% $285	+0% $271	+5% $257	+10% $242
Rent	-10% $199	-5% $235	+0% $271	+5% $306	+10% $342
Rate	-1.0pp $296	-0.5pp $283	base $271	+0.5pp $258	+1.0pp $245

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $49,900 Active 292 DOM
2. 2026-08-07
   days on market $49,900 Active 291 DOM
3. 2026-08-06
   days on market $49,900 Active 290 DOM
4. 2026-08-05
   days on market $49,900 Active 289 DOM
5. 2026-08-04
   days on market $49,900 Active 288 DOM
6. 2026-08-03
   days on market $49,900 Active 287 DOM
7. 2026-07-31
   days on market $49,900 Active 284 DOM
8. 2026-07-30
   days on market $49,900 Active 283 DOM
9. 2026-07-29
   days on market $49,900 Active 282 DOM
10. 2026-07-27
    days on market $49,900 Active 280 DOM
11. 2026-07-25
    days on market $49,900 Active 278 DOM
12. 2026-07-24
    days on market $49,900 Active 277 DOM
13. 2026-07-23
    days on market $49,900 Active 276 DOM
14. 2026-07-22
    days on market $49,900 Active 275 DOM
15. 2026-07-21
    days on market $49,900 Active 274 DOM
16. 2026-07-20
    days on market $49,900 Active 273 DOM
17. 2026-07-18
    days on market $49,900 Active 271 DOM
18. 2026-07-16
    days on market $49,900 Active 269 DOM
19. 2026-07-15
    days on market $49,900 Active 268 DOM
20. 2026-07-14
    days on market $49,900 Active 267 DOM
21. 2026-07-13
    days on market $49,900 Active 266 DOM
22. 2026-07-12
    days on market $49,900 Active 265 DOM
23. 2026-07-12
    days on market $49,900 Active 264 DOM
24. 2026-07-10
    days on market $49,900 Active 263 DOM
25. 2026-07-09
    days on market $49,900 Active 262 DOM
26. 2026-07-08
    days on market $49,900 Active 260 DOM
27. 2026-07-06
    days on market $49,900 Active 259 DOM
28. 2026-07-05
    days on market $49,900 Active 258 DOM
29. 2026-07-05
    days on market $49,900 Active 257 DOM
30. 2026-07-03
    days on market $49,900 Active 256 DOM
31. 2026-07-02
    days on market $49,900 Active 255 DOM
32. 2026-07-01
    days on market $49,900 Active 254 DOM
33. 2026-06-30
    days on market $49,900 Active 253 DOM
34. 2026-06-29
    days on market $49,900 Active 252 DOM
35. 2026-06-28
    days on market $49,900 Active 251 DOM
36. 2026-06-27
    days on market $49,900 Active 250 DOM
37. 2026-06-26
    days on market $49,900 Active 249 DOM
38. 2026-06-22
    days on market $49,900 Active 245 DOM
39. 2026-06-21
    days on market $49,900 Active 244 DOM
40. 2026-06-21
    days on market $49,900 Active 243 DOM
41. 2026-06-18
    days on market $49,900 Active 241 DOM
42. 2026-06-17
    days on market $49,900 Active 240 DOM
43. 2026-06-16
    days on market $49,900 Active 239 DOM
44. 2026-06-15
    days on market $49,900 Active 238 DOM
45. 2026-06-13
    days on market $49,900 Active 236 DOM
46. 2026-06-12
    days on market $49,900 Active 235 DOM
47. 2026-06-09
    days on market $49,900 Active 232 DOM
48. 2026-06-08
    days on market $49,900 Active 231 DOM
49. 2026-06-07
    days on market $49,900 Active 230 DOM
50. 2026-06-04
    days on market $49,900 Active 226 DOM

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $10,839
• − Mortgage interest: −$2,795
• − Property taxes: −$1,258
• − Insurance: −$916
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,452
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $2,604/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $17,100–$30,780 screening

This 2-bedroom, 2-story home requires significant repairs and maintenance, including a new roof, exterior painting, and HVAC system replacement. However, with these updates, it has the potential to become a move-in-ready investment property with strong resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Signs of moss and discoloration suggest significant water damage and potential structural issues.
• Major siding — Peeling siding and chipping paint indicate extensive wear and need for replacement.
• Major flooring — Worn and possibly damaged flooring requires replacement or repair.
• Major interior walls — Signs of wear and discoloration suggest significant damage and need for repainting or repairs.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, attracting both buyers and renters. ↑
• Both exterior painting and siding repair — A fresh coat of paint and repair of the siding will enhance the home's curb appeal and value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both landscaping and curb appeal — Well-maintained landscaping and curb appeal will make the home more attractive and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 73/100

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
• County: St. Lawrence · 110,027 people
• City population: 15,737
• Population (ZIP): 15,737
• Household income: $56,987
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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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

+25.1% since first listed

2 events — show timeline

• 2025-10-17 Listed $49,900 SLCMLS
• 2023-08-27 Listed $39,900 SLCMLS

Property tax history

+0.8%/yr

Latest (2025): $1,258 · -1.1% YoY. Source: county tax records.