53 Chase St · Massena, NY 13662

$49,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 220 Days on market

Built 1962 6,480 sqft lot $41/sqft · 42% below area Est $85k · 42% under ↓ 2% 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
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING and QUAINT ranch style home for sale! This home offers a large kitchen with tons of cabinets along with large living room, two bedrooms, dining room and much more. There is an attached enclosed back porch and the home has a metal roof. It has hot water natural gas heat and some electric. The block foundation does need some work but at $49,000 this home is a bargain.

Key facts

• Enclosed back porch
• Metal roof
• Large kitchen

Tags

• LARGE KITCHEN
• ENCLOSED BACK PORCH
• METAL ROOF
• HOT WATER NATURAL GAS HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 $339 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 4.8% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1962 — 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: 2.24% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.25%
• DSCR: 2.52
• GRM: 3.7

CMA / ARV

• ARV (median comp): $84,811
• List price: $49,000
• Delta: -42.22%
• 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
41 Ames St	0.06mi	3/2.0 (+1)	1,147 (-4%)	7mo	$149,000	$130	75
43 Roosevelt St	0.23mi	3/1.0 (+1)	1,248 (+4%)	8mo	$139,000	$111	72
245 N Main St	0.42mi	2/1.0	1,138 (-5%)	5mo	$95,000	$83	68
63 Liberty Ave	0.38mi	3/1.0 (+1)	1,190 (-1%)	10mo	$85,000	$71	67
198 Jefferson Ave	0.36mi	3/1.0 (+1)	1,134 (-6%)	5mo	$93,500	$82	65
127 Beach	0.36mi	3/1.5 (+1)	1,232 (+3%)	10mo	$122,500	$99	64
33 Martin St	0.39mi	3/2.0 (+1)	1,180 (-2%)	9mo	$90,000	$76	63
134 Beach St	0.46mi	2/1.5	1,128 (-6%)	7mo	$130,000	$115	61
24 Washington St	0.25mi	3/1.5 (+1)	1,336 (+11%)	10mo	$110,000	$82	54
10 Washington St	0.28mi	3/2.0 (+1)	1,344 (+12%)	10mo	$93,000	$69	50
19 Kennedy Ct	0.34mi	2/2.5	1,361 (+13%)	10mo	$122,570	$90	48
15 Pine St	0.45mi	3/2.5 (+1)	1,344 (+12%)	9mo	$125,000	$93	41

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $17,101
• Equity at exit: $7,306

10-year hold

• IRR: 37.1%
• Equity multiple: 4.46×
• Total profit: $47,413
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $392

Break-even live

Break-even rent $601

Max offer price $49,000

Occupancy floor 59%

Sensitivity live

Price	-10% $561	-5% $544	+0% $392	+5% $378	+10% $364
Rent	-10% $305	-5% $348	+0% $392	+5% $435	+10% $478
Rate	-1.0pp $416	-0.5pp $404	base $392	+0.5pp $379	+1.0pp $366

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,000 Active 220 DOM
2. 2026-06-21
   days on market $49,000 Active 219 DOM
3. 2026-06-18
   days on market $49,000 Active 217 DOM
4. 2026-06-17
   days on market $49,000 Active 216 DOM
5. 2026-06-16
   days on market $49,000 Active 215 DOM
6. 2026-06-15
   days on market $49,000 Active 214 DOM
7. 2026-06-13
   days on market $49,000 Active 212 DOM
8. 2026-06-12
   days on market $49,000 Active 211 DOM
9. 2026-06-09
   days on market $49,000 Active 208 DOM
10. 2026-06-08
    days on market $49,000 Active 207 DOM
11. 2026-06-07
    days on market $49,000 Active 206 DOM
12. 2026-06-04
    days on market $49,000 Active 202 DOM
13. 2026-06-02
    days on market $49,000 Active 201 DOM
14. 2026-06-01
    days on market $49,000 Active 200 DOM
15. 2026-05-31
    days on market $49,000 Active 199 DOM
16. 2026-03-04
    status Active 378-char remark

    Show marketing remark (378 chars)

    CHARMING and QUAINT ranch style home for sale! This home offers a large kitchen with tons of cabinets along with large living room, two bedrooms, dining room and much more. There is an attached enclosed back porch and the home has a metal roof. It has hot water natural gas heat and some electric. The block foundation does need some work but at $49,000 this home is a bargain.

17. 2025-09-25
    status Pending 378-char remark

    Show marketing remark (378 chars)

    CHARMING and QUAINT ranch style home for sale! This home offers a large kitchen with tons of cabinets along with large living room, two bedrooms, dining room and much more. There is an attached enclosed back porch and the home has a metal roof. It has hot water natural gas heat and some electric. The block foundation does need some work but at $49,000 this home is a bargain.

18. 2025-06-05
    listed $49,000 Active 378-char remark

    Show marketing remark (378 chars)

    CHARMING and QUAINT ranch style home for sale! This home offers a large kitchen with tons of cabinets along with large living room, two bedrooms, dining room and much more. There is an attached enclosed back porch and the home has a metal roof. It has hot water natural gas heat and some electric. The block foundation does need some work but at $49,000 this home is a bargain.

19. 2001-10-19
    soldstatus $50,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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 6/10 Major FEMA zone X · 65% 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: $13,156
• − Mortgage interest: −$2,745
• − Property taxes: −$2,365
• − Insurance: −$245
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,425
• Taxable income: $4,270
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $3,674/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

-2.0% since first listed

4 events — show timeline

• 2026-03-04 Relisted — SLCMLS
• 2025-09-25 Pending — SLCMLS
• 2025-06-05 Listed $49,000 SLCMLS
• 2001-10-19 Sold (Public Records) $50,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $2,365 · -1.2% YoY. Source: county tax records.