682 Darrow Rd · Canajoharie, NY 12166

$49,500

3 bd · 1.0 ba · 1,520 sqft · Other · 13 Days on market

Built 1880 2.35 ac lot

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Why this score? — see what drove the A- 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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Old farmhouse that should likely be torn down, located on approximately 2.35 acres (two parcels) in the agriculturally rich countryside of Montgomery County. The property is being sold by the Estate and no details are available regarding the house or land aside from the public records. Parcel IDs are 124.-1-26.1 and 124.-1-26.2

Key facts

• 2.35 acre lot
• 5 parking spots
• Built 1880

Property features AI

Exterior

• Parking: Parking for 5 vehicles; Driveway
• Utilities: Water source listed as Other; Sewer: Unknown
• Home design: Single family residence; First-floor living areas (kitchen, dining room, living room)
• Construction: Wood siding construction
• Exterior features: Corner location at Darrow Rd and Devenpeck Rd; Lot of approximately 2.35 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: One full bathroom (located on the first floor)
• Heating & cooling: Has cooling (type listed as Other)
• Interior features: Six total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 69/100 on livability (#510 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Canajoharie Central School District (town): math 38% / reading 59% proficiency, ranked #414 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($342 loan paydown + $5k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -11% 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k 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.

Risks & watch-outs

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

Recommended offer $49,500

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.75% ✓
• Cap rate: 25.31%
• Cash-on-cash: 67.90%
• DSCR: 4.02
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 79.1%
• Equity multiple: 6.55×
• Total profit: $76,900
• Equity at exit: $44,594

10-year hold

• IRR: 73.3%
• Equity multiple: 14.50×
• Total profit: $187,152
• Equity at exit: $96,168

Cash invested: $13,860 (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 12166

• Home prices YoY: 3.0%
• Active inventory: 13
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $784

Break-even live

Break-even rent $367

Max offer price $49,500

Occupancy floor 37%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   listed $49,500 Active

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: +$360/yr (+$30/mo · 310.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,317
• − Mortgage interest: −$2,773
• − Property taxes: −$116
• − Insurance: −$248
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,440
• Taxable income: $9,130
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $7,220/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: Canajoharie Central School District
• NCES district ID: 3606300
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $49,296
• Composite: 41.39/100
• National rank: #3482
• State rank: #414 of 590 in NY

Livability — Canajoharie

• Score: 69/100
• State rank: #510
• US rank: #9061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,459

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 11% Romanian 6% Italian 6%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.39%
• Current HPI: 351.5274
• 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 events — show timeline

• 2026-04-29 Pending — Global MLS
• 2026-04-16 Listed $49,500 Global MLS

Property tax history

+1.5%/yr

Latest (2025): $116 · -0.8% YoY. Source: county tax records.