1460 Lamoy Rd · Chittenango, NY 13037

$339,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 29 Days on market

Built 1996 1.01 ac lot

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Why this score? — see what drove the D- 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

New Listing! Great opportunity for those who want space and flexibility. This property offers a 4 bedroom 2 bath home with one level living featuring updated central air and heating, all new bathrooms, and many other updates within the home. There is a covered porch, outdoor deck, and spa hot-tub, and private yard for great outdoor living. Enjoy the massive pole-barn with a second floor prepped and ready for a potential apartment with a kitchen and bathroom. Overhead doors can accommodate all your toys for the winter and evens boats/RV. Beautiful entry with concrete walkways and huge pad for unique uses. Check out this opportunity.

Key facts

• Covered porch
• Spa hot-tub
• Outdoor deck

Tags

• COVERED PORCH
• OUTDOOR DECK
• SPA HOT-TUB
• PRIVATE YARD
• MASSIVE POLE-BARN
• SECOND FLOOR APARTMENT

Property features AI

Exterior

• Parking: Detached heated garage with electricity, workshop, storage, and water available; 4-car garage
• Utilities: Well water; Septic tank; Circuit breaker electrical panel; Cable available; High-speed internet available
• Home design: Single-story residence; Vinyl siding; Asphalt roof; Block foundation; Resale property; City street frontage; Rectangular residential lot (approx. 1.01 acre; dimensions 136 x 411)
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Covered deck; Deck; Patio; Porch; Propane tank (owned); Barn(s), outbuilding, and storage/shed(s)

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Tile; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Propane fuel; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Sliding doors / sliding glass door(s); Hot tub / spa; Bedroom on main level; Crawl space basement
• Laundry & utility: Washer and dryer on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (26.8% below list).
• Recommended offer: $248k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Chittenango — 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 74/100 on livability (#296 in NY, #4,790 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: amenities F, commute F.
• Chittenango Central School District (rural): math 61% / reading 64% proficiency, ranked #192 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bridgeport Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 234 students, 38% FRL); Chittenango Middle School (math 47% / reading 61%, grade B-, #225 of 729 statewide, top 31%, 562 students, 42% FRL); Chittenango High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 623 students, 38% FRL).
• Market conditions: 74 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $339k implies a 208% gain — meaningful room to come down on a strong offer.

Recommended offer $248,141 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-71,093
• Equity at exit: $50,546

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-82,832
• Equity at exit: $29,311

Cash invested: $94,920 (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 13037

• Home prices YoY: -17.1%
• Active inventory: 74
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$294 /mo · $3,533/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-253

Break-even live

Break-even rent $2,802

Max offer price $294,294

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-157	+0% $-253	+5% $-349	+10% $-445
Rent	-10% $-449	-5% $-351	+0% $-253	+5% $-155	+10% $-57
Rate	-1.0pp $-82	-0.5pp $-167	base $-253	+0.5pp $-341	+1.0pp $-430

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $339,000 Active 29 DOM
2. 2026-06-17
   days on market $339,000 Active 28 DOM
3. 2026-06-16
   days on market $339,000 Active 27 DOM
4. 2026-06-15
   days on market $339,000 Active 26 DOM
5. 2026-06-14
   days on market $339,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $339,000 Active 23 DOM
7. 2026-06-10
   days on market $369,000 Active 21 DOM
8. 2026-06-09
   days on market $369,000 Active 20 DOM
9. 2026-06-08
   days on market $369,000 Active 19 DOM
10. 2026-06-07
    days on market $369,000 Active 18 DOM
11. 2026-06-02
    days on market $369,000 Active 13 DOM
12. 2026-06-01
    days on market $369,000 Active 12 DOM
13. 2026-05-31
    days on market $369,000 Active 11 DOM
14. 2026-05-30
    days on market $369,000 Active 10 DOM
15. 2026-05-20
    listed $369,000 Active
16. 2024-01-10
    soldstatus $110,000

ⓘ 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: $3,533 · $294/mo
• Projected year-2 tax: $4,631 · $386/mo
• Expected delta: +$1,098/yr (+$92/mo · 31.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $29,777
• − Mortgage interest: −$18,989
• − Property taxes: −$3,533
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$9,862
• Taxable loss: −$9,066
• Est. tax savings @ 24.0%: +$2,176
• After-tax cash flow: $-861/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: Chittenango Central School District
• NCES district ID: 3607470
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $62,521
• Composite: 54.34/100
• National rank: #1365
• State rank: #192 of 590 in NY

Livability — Chittenango

• Score: 74/100
• State rank: #296
• US rank: #4790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,519

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.53%
• Current HPI: 272.9953
• 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

+235.5% since first listed

2 events — show timeline

• 2026-05-20 Listed $369,000 CNYIS
• 2024-01-10 Sold (Public Records) $110,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,533 · +2.0% YoY. Source: county tax records.