50 Greenwood St · Canisteo, NY 14823

$149,900

3 bd · 1.5 ba · 1,554 sqft · SingleFamily public records · 38 Days on market

Built 1870 9,148 sqft lot $96/sqft · 10% below area Est $166k · 10% under ↓ 6% since listing

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Why this score? — see what drove the C- 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 +12.2/30.0
• ARV discount +11.9/15.0
• Appreciation +9.1/10.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW PRICE AND OPEN HOUSE!!! OPEN Saturday, June 6 11:30 am to 1 pm Three bedroom, bath and a half Canisteo Village home, close to the business district. Very nice, spacious kitchen with lots of counter space and pecan cabinetry. Refrig/DW/ Micro and two ovens! One built-in and one inside the freestanding gas stove/oven. Deep, stainless, large, farmhouse sink with replacement vinyl window above. ALL the windows are vinyl replacement!! Half bath off the kitchen. Huge LV/DN combo with "wood look" vinyl floor. The knotty pine natural wood is beautiful! Double door off the dining area to the covered patio. Completely fenced yard. .. .surveyed two years ago. The second floor has 3 be

Key facts

• Spacious kitchen
• Covered patio
• Farmhouse sink

Tags

• SPACIOUS KITCHEN
• PECAN CABINETRY
• FARMHOUSE SINK
• VINYL REPLACEMENT WINDOWS
• COVERED PATIO
• COMPLETELY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected; Water connected
• Home design: 2-story property; Existing construction; Vinyl siding
• Construction: Stone foundation
• Exterior features: Concrete driveway; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Microwave; Oven; Refrigerator
• Bedrooms: Includes bedrooms (room level not specified)
• Flooring: Laminate flooring; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Ductless cooling; Ductless heating; Gas heating
• Interior features: Breakfast bar; Separate/formal living room; Combined living and dining area
• Laundry & utility: Main-level laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-31 ($-374/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.2% below list).
• Recommended offer: $120k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#556 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Canisteo-Greenwood CSD (rural): math 51% / reading 53% proficiency, ranked #354 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.2% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,669 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $165,976
• List price: $149,900
• Delta: -9.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Orchard St	0.14mi	3/1.5	1,632 (+5%)	7mo	$119,000	$73	80
18 Stephens St	0.19mi	3/1.5	1,770 (+14%)	1mo	$190,800	$108	67
27 Russell St	0.09mi	3/1.0	1,704 (+10%)	13mo	$40,000	$23	67
82 Maple St	0.41mi	3/2.0	1,620 (+4%)	8mo	$150,000	$93	65
30 4th St	0.33mi	3/2.0	1,408 (-9%)	6mo	$210,000	$149	62
34 E Main St	0.40mi	3/1.5	1,468 (-6%)	12mo	$95,000	$65	62
32 S Elm St	0.36mi	3/2.0	1,470 (-5%)	22mo	$170,000	$116	54
24 2nd St	0.46mi	3/1.0	1,352 (-13%)	3mo	$91,000	$67	52
65 S Elm St	0.56mi	3/2.0	1,404 (-10%)	6mo	$200,000	$142	51
18 Spring St	0.32mi	3/1.5	1,730 (+11%)	20mo	$25,000	$14	49
123 Greenwood St	0.49mi	3/1.5	1,370 (-12%)	10mo	$130,000	$95	49
41 3rd St	0.41mi	4/2.0 (+1)	1,626 (+5%)	23mo	$175,000	$108	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.47×
• Total profit: $61,699
• Equity at exit: $115,958

10-year hold

• IRR: 18.4%
• Equity multiple: 5.30×
• Total profit: $180,547
• Equity at exit: $232,184

Cash invested: $41,972 (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 14823

• Home prices YoY: 2.8%
• Active inventory: 28
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-31

Break-even live

Break-even rent $1,236

Max offer price $144,399

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $11	+0% $-31	+5% $-74	+10% $-116
Rent	-10% $-126	-5% $-78	+0% $-31	+5% $16	+10% $63
Rate	-1.0pp $44	-0.5pp $7	base $-31	+0.5pp $-70	+1.0pp $-109

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $149,900 Active 38 DOM
2. 2026-06-18
   days on market $149,900 Active 37 DOM
3. 2026-06-17
   days on market $149,900 Active 36 DOM
4. 2026-06-16
   days on market $149,900 Active 35 DOM
5. 2026-06-15
   days on market $149,900 Active 34 DOM
6. 2026-06-14
   days on market $149,900 Active 32 DOM
7. 2026-06-12
   days on market $149,900 Active 31 DOM
8. 2026-06-09
   days on market $149,900 Active 28 DOM
9. 2026-06-08
   days on market $149,900 Active 27 DOM
10. 2026-06-07
    days on market $149,900 Active 26 DOM
11. 2026-06-05
    days on market $149,900 Active 23 DOM
12. 2026-06-03
    days on market $149,900 Active 22 DOM
13. 2026-06-02
    days on market $149,900 Active 21 DOM
14. 2026-06-01
    days on market $149,900 Active 20 DOM
15. 2026-05-31
    days on market $149,900 Active 19 DOM
16. 2026-05-30
    days on market $149,900 Active 18 DOM
17. 2026-05-12
    listed $159,900 Active 887-char remark

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$499/yr (+$42/mo · 32.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,360
• − Mortgage interest: −$8,397
• − Property taxes: −$1,536
• − Insurance: −$750
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,361
• Taxable loss: −$2,980
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $342/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: Canisteo-Greenwood CSD
• NCES district ID: 3600124
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 53% ▲ 7.00%
• Median HH income: $47,928
• Composite: 44.25/100
• National rank: #2843
• State rank: #354 of 590 in NY

Livability — Canisteo

• Score: 68/100
• State rank: #556
• US rank: #9982

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canisteo, NY
• Population (ZIP): 3,697

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 3%
• Common ancestry: Romanian 7% Slovak 4% Iranian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Chinese 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.20%
• Current HPI: 304.2112
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $149,900 UNYREIS
• 2026-05-12 Listed $159,900 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $1,536 · +0.4% YoY. Source: county tax records.