7190 Cr 27 · Canton, NY 13617

$145,000

4 bd · 2.4 ba · 2,492 sqft · MultiFamily · 13 Days on market

Built 1880 Est $142k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This home is currently a two unit but could easily be converted back to a single family home. There are 2 bedrooms in each duplex. Each includes fridge, stove, and dishwasher. One unit includes a washer and dryer. In the last 9 years the current owner has replaced almost all of the windows, installed a new metal roof, added a new bath and a half, added a kitchen island and created a large walk-in closet in one master bedroom. Each unit has its own furnace ages 5 years and 10 years old. Both furnaces were cleaned in February 2021. This location is central to Canton, Potsdam and Ogdensburg. Don't miss the opportunity to own a home and let the rental income from the second duplex pay your mortgage.

Key facts

• Painted throughout
• One acre lot
• New flooring

Tags

• ONE ACRE LOT
• HISTORIC CHARM
• NEW INSULATION
• UPGRADED KITCHEN
• NEW FLOORING
• PAINTED THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.2-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $502/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 14.6% vs local median 3.1% in Canton — 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 76/100 on livability (#218 in NY, #3,402 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D, amenities D-, commute F.
• Canton Central School District (rural): math 49% / reading 59% proficiency, ranked #321 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.
• Current owner paid $118k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.67%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $142,044
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7190 Cr 27	0.00mi	4/2.5	2,492 (0%)	0mo	$140,800	$57	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $142,938
• Equity at exit: $130,627

10-year hold

• IRR: 40.7%
• Equity multiple: 10.13×
• Total profit: $370,733
• Equity at exit: $281,703

Cash invested: $40,600 (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 13617

• Home prices YoY: 22.5%
• Active inventory: 64
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,004

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,104	-5% $1,054	+0% $1,004	+5% $954	+10% $904
Rent	-10% $803	-5% $903	+0% $1,004	+5% $1,104	+10% $1,204
Rate	-1.0pp $1,077	-0.5pp $1,041	base $1,004	+0.5pp $966	+1.0pp $928

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.2	$2,540
Total (2 units)			$2,539

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-13
   status Pending
2. 2026-02-28
   listed $145,000 Active
3. 2022-12-15
   soldstatus $118,000 704-char remark

   Show marketing remark (704 chars)

   This home is currently a two unit but could easily be converted back to a single family home. There are 2 bedrooms in each duplex. Each includes fridge, stove, and dishwasher. One unit includes a washer and dryer. In the last 9 years the current owner has replaced almost all of the windows, installed a new metal roof, added a new bath and a half, added a kitchen island and created a large walk-in closet in one master bedroom. Each unit has its own furnace ages 5 years and 10 years old. Both furnaces were cleaned in February 2021. This location is central to Canton, Potsdam and Ogdensburg. Don't miss the opportunity to own a home and let the rental income from the second duplex pay your mortgage.

4. 2022-03-26
   listed $129,900 704-char remark

   Show marketing remark (704 chars)

   This home is currently a two unit but could easily be converted back to a single family home. There are 2 bedrooms in each duplex. Each includes fridge, stove, and dishwasher. One unit includes a washer and dryer. In the last 9 years the current owner has replaced almost all of the windows, installed a new metal roof, added a new bath and a half, added a kitchen island and created a large walk-in closet in one master bedroom. Each unit has its own furnace ages 5 years and 10 years old. Both furnaces were cleaned in February 2021. This location is central to Canton, Potsdam and Ogdensburg. Don't miss the opportunity to own a home and let the rental income from the second duplex pay your mortgage.

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,468
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$4,218
• Taxable income: $10,353
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $9,560/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: Canton Central School District
• NCES district ID: 3606470
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,157
• Composite: 46.27/100
• National rank: #2481
• State rank: #321 of 590 in NY

Livability — Canton

• Score: 76/100
• State rank: #218
• US rank: #3402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,294

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 (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▲ 56.56%
• Current HPI: 308.0415
• 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

+11.6% since first listed

4 events — show timeline

• 2026-03-13 Pending — SLCMLS
• 2026-02-28 Listed $145,000 SLCMLS
• 2022-12-15 Sold (MLS) $118,000 SLCMLS
• 2022-03-26 Listed $129,900 SLCMLS