82-88 Woodlawn Ave · Massena, NY 13662

$199,900

8 bd · 4.0 ba · 3,600 sqft · MultiFamily · 124 Days on market

Built 1960 Poor condition $56/sqft · 7% above area Est $187k · 7% over

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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 +4.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investment Opportunity in Massena, NY — Income-Producing Property Near Alcoa & Downtown! Discover an exceptional multi-unit investment opportunity in the heart of Massena, New York — an affordable and rapidly growing area popular among New York City and downstate investors seeking high rental returns, low operating costs, and strong tenant demand. This solid brick and aluminum-sided buildings at 82-86 Woodlawn offers income-generating rental units — all currently occupied and producing steady income. This is part of a package that can be purchased separately or as part of a 21-door apartment complex Property Highlights: Address: 82-88 Woodlawn Ave Structure: Brick lower level with aluminum siding above, metal roof (~10 years old), and two covered front porches Updated electric and plumbing systems offering future efficiency and value potential. Economical & Modern Utilities: All units feature electric heat and updated systems, making them low-maintenance and ideal for long-term investment. Massena’s affordable electricity rates and available high-speed internet make this a prime location for remote tech professionals or digital nomads seeking a balance of productivity and peace. Prime Location & Lifestyle Amenities: Enjoy a quiet small-town lifestyle within walking distance to downtown Massena, local restaurants, shops, and Alcoa. A short drive brings you to Clarkson University, SUNY Potsdam, St. Lawrence University, Canton, and cultural destinations like the St. Regis Mohawk Reservation Casino, Ottawa, Montreal, and Plattsburgh. Outdoor enthusiasts will love the nearby hiking, fishing, boating, skiing, and camping options across the Adirondacks and St. Lawrence River region. Investor Appeal: Fully occupied units generating income immediately Strong rental market with demand from university staff, industrial workers, and professionals. Always a waiting list for these apartments Affordable property taxes & utilities Proximity to major regional employers and international border crossings Whether you're an investor seeking high-yield upstate properties, a tech worker craving affordable living with reliable high-speed connectivity, or a seasonal adventurer seeking nature without sacrificing modern comfort — it offers it all. Don’t miss this rare multi-unit investment in the heart of Northern New York’s opportunity zone. Call for a showing today

Key facts

• Metal roof
• Brick lower level
• Aluminum siding

Tags

• MULTI-UNIT INVESTMENT
• INCOME-GENERATING RENTAL UNITS
• BRICK LOWER LEVEL
• ALUMINUM SIDING
• METAL ROOF
• UPDATED ELECTRIC SYSTEMS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $418/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.93% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $187,308
• List price: $199,900
• Delta: 6.72%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.5%
• Equity multiple: 2.32×
• Total profit: $74,099
• Equity at exit: $29,806

10-year hold

• IRR: 38.7%
• Equity multiple: 4.61×
• Total profit: $201,810
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

ZIP-level market 13662

• Home prices YoY: -6.4%
• Active inventory: 171
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,864 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $1,671

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,864
Total (4 units)			$3,864

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 2459-char remark

   Show marketing remark (2459 chars)

   Investment Opportunity in Massena, NY — Income-Producing Property Near Alcoa & Downtown! Discover an exceptional multi-unit investment opportunity in the heart of Massena, New York — an affordable and rapidly growing area popular among New York City and downstate investors seeking high rental returns, low operating costs, and strong tenant demand. This solid brick and aluminum-sided buildings at 82-86 Woodlawn offers income-generating rental units — all currently occupied and producing steady income. This is part of a package that can be purchased separately or as part of a 21-door apartment complex Property Highlights: Address: 82-88 Woodlawn Ave Structure: Brick lower level with aluminum siding above, metal roof (~10 years old), and two covered front porches Updated electric and plumbing systems offering future efficiency and value potential. Economical & Modern Utilities: All units feature electric heat and updated systems, making them low-maintenance and ideal for long-term investment. Massena’s affordable electricity rates and available high-speed internet make this a prime location for remote tech professionals or digital nomads seeking a balance of productivity and peace. Prime Location & Lifestyle Amenities: Enjoy a quiet small-town lifestyle within walking distance to downtown Massena, local restaurants, shops, and Alcoa. A short drive brings you to Clarkson University, SUNY Potsdam, St. Lawrence University, Canton, and cultural destinations like the St. Regis Mohawk Reservation Casino, Ottawa, Montreal, and Plattsburgh. Outdoor enthusiasts will love the nearby hiking, fishing, boating, skiing, and camping options across the Adirondacks and St. Lawrence River region. Investor Appeal: Fully occupied units generating income immediately Strong rental market with demand from university staff, industrial workers, and professionals. Always a waiting list for these apartments Affordable property taxes & utilities Proximity to major regional employers and international border crossings Whether you're an investor seeking high-yield upstate properties, a tech worker craving affordable living with reliable high-speed connectivity, or a seasonal adventurer seeking nature without sacrificing modern comfort — it offers it all. Don’t miss this rare multi-unit investment in the heart of Northern New York’s opportunity zone. Call for a showing today

2. 2025-12-30
   price $199,900 2459-char remark

   Show marketing remark (2459 chars)

   Investment Opportunity in Massena, NY — Income-Producing Property Near Alcoa & Downtown! Discover an exceptional multi-unit investment opportunity in the heart of Massena, New York — an affordable and rapidly growing area popular among New York City and downstate investors seeking high rental returns, low operating costs, and strong tenant demand. This solid brick and aluminum-sided buildings at 82-86 Woodlawn offers income-generating rental units — all currently occupied and producing steady income. This is part of a package that can be purchased separately or as part of a 21-door apartment complex Property Highlights: Address: 82-88 Woodlawn Ave Structure: Brick lower level with aluminum siding above, metal roof (~10 years old), and two covered front porches Updated electric and plumbing systems offering future efficiency and value potential. Economical & Modern Utilities: All units feature electric heat and updated systems, making them low-maintenance and ideal for long-term investment. Massena’s affordable electricity rates and available high-speed internet make this a prime location for remote tech professionals or digital nomads seeking a balance of productivity and peace. Prime Location & Lifestyle Amenities: Enjoy a quiet small-town lifestyle within walking distance to downtown Massena, local restaurants, shops, and Alcoa. A short drive brings you to Clarkson University, SUNY Potsdam, St. Lawrence University, Canton, and cultural destinations like the St. Regis Mohawk Reservation Casino, Ottawa, Montreal, and Plattsburgh. Outdoor enthusiasts will love the nearby hiking, fishing, boating, skiing, and camping options across the Adirondacks and St. Lawrence River region. Investor Appeal: Fully occupied units generating income immediately Strong rental market with demand from university staff, industrial workers, and professionals. Always a waiting list for these apartments Affordable property taxes & utilities Proximity to major regional employers and international border crossings Whether you're an investor seeking high-yield upstate properties, a tech worker craving affordable living with reliable high-speed connectivity, or a seasonal adventurer seeking nature without sacrificing modern comfort — it offers it all. Don’t miss this rare multi-unit investment in the heart of Northern New York’s opportunity zone. Call for a showing today

3. 2025-10-18
   listed $999,000 Active 2459-char remark

   Show marketing remark (2459 chars)

   Investment Opportunity in Massena, NY — Income-Producing Property Near Alcoa & Downtown! Discover an exceptional multi-unit investment opportunity in the heart of Massena, New York — an affordable and rapidly growing area popular among New York City and downstate investors seeking high rental returns, low operating costs, and strong tenant demand. This solid brick and aluminum-sided buildings at 82-86 Woodlawn offers income-generating rental units — all currently occupied and producing steady income. This is part of a package that can be purchased separately or as part of a 21-door apartment complex Property Highlights: Address: 82-88 Woodlawn Ave Structure: Brick lower level with aluminum siding above, metal roof (~10 years old), and two covered front porches Updated electric and plumbing systems offering future efficiency and value potential. Economical & Modern Utilities: All units feature electric heat and updated systems, making them low-maintenance and ideal for long-term investment. Massena’s affordable electricity rates and available high-speed internet make this a prime location for remote tech professionals or digital nomads seeking a balance of productivity and peace. Prime Location & Lifestyle Amenities: Enjoy a quiet small-town lifestyle within walking distance to downtown Massena, local restaurants, shops, and Alcoa. A short drive brings you to Clarkson University, SUNY Potsdam, St. Lawrence University, Canton, and cultural destinations like the St. Regis Mohawk Reservation Casino, Ottawa, Montreal, and Plattsburgh. Outdoor enthusiasts will love the nearby hiking, fishing, boating, skiing, and camping options across the Adirondacks and St. Lawrence River region. Investor Appeal: Fully occupied units generating income immediately Strong rental market with demand from university staff, industrial workers, and professionals. Always a waiting list for these apartments Affordable property taxes & utilities Proximity to major regional employers and international border crossings Whether you're an investor seeking high-yield upstate properties, a tech worker craving affordable living with reliable high-speed connectivity, or a seasonal adventurer seeking nature without sacrificing modern comfort — it offers it all. Don’t miss this rare multi-unit investment in the heart of Northern New York’s opportunity zone. Call for a showing today

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $46,368
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,709
• − Management: −$3,709
• − Depreciation: −$5,815
• Taxable income: $17,938
• Est. tax owed @ 24.0%: −$4,305
• After-tax cash flow: $15,748/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 · 7 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, roof, interior, and HVAC systems to improve its value and appeal to potential buyers or renters.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — Weathered and potentially leaking
• Major flooring — No visible flooring, likely in poor condition
• Major interior walls — No visible interior walls, likely in poor condition
• Major HVAC/mechanicals — No visible HVAC/mechanicals, likely in poor condition

Value-add opportunities

• Both exterior siding repair and repainting — Enhances curb appeal and property value
• Both roof repair and replacement — Prevents leaks and improves property value
• Both flooring and interior wall repairs — Improves living conditions and property value
• Both HVAC/mechanical upgrades — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · Weathered and potentially leaking	Major	$15,000–50,000
flooring · No visible flooring, likely in poor condition	Major	$15,000–50,000
interior walls · No visible interior walls, likely in poor condition	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, likely in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair and repainting — Enhances curb appeal and property value ↑
• Both roof repair and replacement — Prevents leaks and improves property value ↑
• Both flooring and interior wall repairs — Improves living conditions and property value ↑
• Both HVAC/mechanical upgrades — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-80.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — SLCMLS
• 2025-12-30 Price Changed $199,900 SLCMLS
• 2025-10-18 Listed $999,000 SLCMLS