55 Maple St · Canisteo, NY 14823

$76,000

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 63 Days on market

Built 1930 0.25 ac lot $54/sqft · 56% below area

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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 +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting four-bedroom home, perfectly situated in a convenient neighborhood just minutes from the local school. The interior features a thoughtful layout designed for both comfort and flexibility, starting on the first floor with a versatile bedroom—ideal for a home office—alongside a practical laundry area and a half bath. Upstairs, you will find three additional bedrooms and a full bathroom, providing a private retreat for all. For those needing even more space, the full basement offers a second half bath along with ample storage or the potential for a dedicated workshop. As a foreclosure property, this home represents a fantastic opportunity for an owner-occupant or investor with vision and handyman skills. While it features replacement windows and a fantastic footprint, it is ready for the sweat equity and updates needed to truly shine again. The exterior potential is just as significant, boasting a fully fenced, oversized backyard and a large back deck that, with a little work, will be the perfect setting for summer BBQs.

Key facts

• 0.25 acre lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.

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 $7k of equity ($525 loan paydown + $6k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.56% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $174,678
• List price: $76,000
• Delta: -56.49%
• 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
65 S Elm St	0.32mi	3/2.0	1,404 (-1%)	6mo	$200,000	$142	77
123 Greenwood St	0.27mi	3/1.5	1,370 (-3%)	10mo	$130,000	$95	74
30 4th St	0.48mi	3/2.0	1,408 (-1%)	6mo	$210,000	$149	69
32 S Elm St	0.12mi	3/2.0	1,470 (+4%)	22mo	$170,000	$116	68
34 4th St	0.49mi	3/1.0	1,304 (-8%)	1mo	$176,000	$135	61
34 E Main St	0.49mi	3/1.5	1,468 (+4%)	12mo	$95,000	$65	61
82 Maple St	0.18mi	3/2.0	1,620 (+14%)	8mo	$150,000	$93	59
24 2nd St	0.68mi	3/1.0	1,352 (-4%)	3mo	$91,000	$67	56
42 Greenwood St	0.27mi	2/2.0 (-1)	1,246 (-12%)	9mo	$180,900	$145	53
33 3rd St	0.55mi	3/1.5	1,248 (-12%)	12mo	$120,000	$96	44
32 Chestnut St	0.59mi	3/1.0	1,222 (-14%)	12mo	$145,000	$119	38
41 3rd St	0.57mi	4/2.0 (+1)	1,626 (+15%)	23mo	$175,000	$108	23

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: 38.8%
• Equity multiple: 3.76×
• Total profit: $58,706
• Equity at exit: $58,791

10-year hold

• IRR: 34.5%
• Equity multiple: 8.09×
• Total profit: $150,807
• Equity at exit: $117,719

Cash invested: $21,280 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $414

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 60%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-12
   status $76,000 Pending 63 DOM
2. 2026-06-09
   days on market $76,000 Active 63 DOM
3. 2026-06-08
   days on market $76,000 Active 62 DOM
4. 2026-06-07
   days on market $76,000 Active 61 DOM
5. 2026-06-05
   days on market $76,000 Active 58 DOM
6. 2026-06-03
   days on market $76,000 Active 57 DOM
7. 2026-06-02
   days on market $76,000 Active 56 DOM
8. 2026-06-01
   days on market $76,000 Active 55 DOM
9. 2026-05-31
   days on market $76,000 Active 54 DOM
10. 2026-05-30
    days on market $76,000 Active 53 DOM
11. 2026-04-07
    listed $76,000 Active 1070-char remark

    Show marketing remark (1070 chars)

    Welcome to this inviting four-bedroom home, perfectly situated in a convenient neighborhood just minutes from the local school. The interior features a thoughtful layout designed for both comfort and flexibility, starting on the first floor with a versatile bedroom—ideal for a home office—alongside a practical laundry area and a half bath. Upstairs, you will find three additional bedrooms and a full bathroom, providing a private retreat for all. For those needing even more space, the full basement offers a second half bath along with ample storage or the potential for a dedicated workshop. As a foreclosure property, this home represents a fantastic opportunity for an owner-occupant or investor with vision and handyman skills. While it features replacement windows and a fantastic footprint, it is ready for the sweat equity and updates needed to truly shine again. The exterior potential is just as significant, boasting a fully fenced, oversized backyard and a large back deck that, with a little work, will be the perfect setting for summer BBQs.

12. 2026-03-13
    historical
13. 2026-02-13
    price $95,000
14. 2025-09-17
    price $135,000
15. 2025-06-16
    listed $143,000 Active
16. 2022-01-04
    soldstatus $129,899
17. 2021-12-27
    soldstatus $129,900 Closed Sale or Rented
18. 2021-10-13
    status Pending Sale
19. 2021-09-08
    status Under Contract- Do Not Show
20. 2021-09-02
    listed $129,900 Active
21. 2015-03-04
    soldstatus $83,220
22. 2007-02-21
    soldstatus $55,000

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 18 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: $14,272
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,211
• Taxable income: $4,001
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,012/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

+38.2% since first listed

12 events — show timeline

• 2026-04-07 Listed $76,000 UNYREIS
• 2026-03-13 Listing Removed — UNYREIS
• 2026-02-13 Price Changed $95,000 UNYREIS
• 2025-09-17 Price Changed $135,000 UNYREIS
• 2025-06-16 Listed $143,000 UNYREIS
• 2022-01-04 Sold (Public Records) $129,899 Public Records
• 2021-12-27 Sold (MLS) $129,900 UNYREIS
• 2021-10-13 Pending — UNYREIS
• 2021-09-08 Pending — UNYREIS
• 2021-09-02 Listed $129,900 UNYREIS
• 2015-03-04 Sold (Public Records) $83,220 Public Records
• 2007-02-21 Sold (Public Records) $55,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,394 · +29.4% YoY. Source: county tax records.