40 Cliff St · Canajoharie, NY 13317

$49,000

4 bd · 1.5 ba · 1,692 sqft · SingleFamily public records · 26 Days on market

Built 1875 3,484 sqft lot ↓ 34% since listing

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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 +9.7/10.0
• 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

Bring your vision to 44 Cliff Street. This home is ready for renovation and offers a great opportunity to customize to your taste. Generous room sizes, a traditional layout, and a convenient village location near schools, shopping, and the NYS Thruway make this property a smart choice for investors or buyers looking to create their dream home. New roof completed one year ago.

Key facts

• New roof
• 3,484 sq ft lot
• 2 parking spots

Tags

• CONVENIENT VILLAGE LOCATION
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

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: 30 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 ($339 loan paydown + $5k appreciation (9.5% 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 (9.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — 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: 2.60% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.53%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $187,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Otsego St	0.33mi	4/1.5	1,768 (+4%)	4mo	$270,000	$153	74
5 Lipe Pl	0.36mi	3/2.0 (-1)	1,686 (-0%)	7mo	$205,000	$122	69
35 Walnut St	0.09mi	4/1.5	1,895 (+12%)	10mo	$210,000	$111	68
14 Ridge Rd	0.43mi	3/1.0 (-1)	1,680 (-1%)	7mo	$189,000	$113	66
47 Orchard St	0.33mi	4/2.0	1,800 (+6%)	8mo	$195,000	$108	65
95 Cliff St	0.15mi	3/1.5 (-1)	1,588 (-6%)	18mo	$58,500	$37	63
99 Otsego St	0.25mi	3/1.0 (-1)	1,520 (-10%)	11mo	$148,400	$98	55
28 Phillips Ave	0.46mi	3/1.5 (-1)	1,850 (+9%)	11mo	$250,000	$135	49
25 Third Ave Ave	0.39mi	4/2.0	1,482 (-12%)	15mo	$168,000	$113	47
9 Glen Ave	0.59mi	3/1.5 (-1)	1,852 (+10%)	12mo	$41,000	$22	42
248 Moyer St	0.66mi	3/1.0 (-1)	1,780 (+5%)	15mo	$125,000	$70	41
35 Ridge Rd	0.58mi	3/2.0 (-1)	1,856 (+10%)	19mo	$166,050	$89	34

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

Projected returns pro-forma

9.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 5.93×
• Total profit: $67,608
• Equity at exit: $42,313

10-year hold

• IRR: 64.6%
• Equity multiple: 13.04×
• Total profit: $165,203
• Equity at exit: $89,370

Cash invested: $13,720 (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 13317

• Home prices YoY: 3.2%
• Active inventory: 30
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $669

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 43%

Sensitivity live

Price	-10% $703	-5% $686	+0% $669	+5% $652	+10% $635
Rent	-10% $568	-5% $619	+0% $669	+5% $720	+10% $770
Rate	-1.0pp $694	-0.5pp $682	base $669	+0.5pp $657	+1.0pp $644

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2025-10-20
   status Pending
2. 2025-09-24
   listed $49,000 Active
3. 2025-08-22
   historical
4. 2025-06-18
   price $49,000
5. 2025-04-29
   price $56,565
6. 2025-04-29
   price $56,666
7. 2025-04-29
   price $56,543
8. 2025-04-24
   price $57,500
9. 2025-04-05
   price $59,900
10. 2025-03-26
    price $64,900
11. 2025-02-19
    listed $69,900 Active
12. 2022-11-18
    soldstatus $60,000
13. 2022-09-28
    historical
14. 2022-09-26
    status Active
15. 2022-07-01
    historical Contingent
16. 2022-06-14
    status Active
17. 2022-04-01
    historical Contingent
18. 2022-03-25
    price $69,000
19. 2022-02-15
    listed $74,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,309
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,425
• Taxable income: $7,709
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,180/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

• Census place: Canajoharie, NY
• Population (ZIP): 3,970

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 79% English-only · German/W. Germanic 19% Spanish 1% French/Haitian/Cajun 1%

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: ▲ 9.48%
• Current HPI: 303.1499
• 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

-33.8% since first listed

19 events — show timeline

• 2025-10-20 Pending — Global MLS
• 2025-09-24 Listed $49,000 Global MLS
• 2025-08-22 Listing Removed — Global MLS
• 2025-06-18 Price Changed $49,000 Global MLS
• 2025-04-29 Price Changed $56,565 Global MLS
• 2025-04-29 Price Changed $56,666 Global MLS
• 2025-04-29 Price Changed $56,543 Global MLS
• 2025-04-24 Price Changed $57,500 Global MLS
• 2025-04-05 Price Changed $59,900 Global MLS
• 2025-03-26 Price Changed $64,900 Global MLS
• 2025-02-19 Listed $69,900 Global MLS
• 2022-11-18 Sold (Public Records) $60,000 Public Records
• 2022-09-28 Listing Removed — Global MLS
• 2022-09-26 Relisted — Global MLS
• 2022-07-01 Contingent — Global MLS
• 2022-06-14 Relisted — Global MLS
• 2022-04-01 Contingent — Global MLS
• 2022-03-25 Price Changed $69,000 Global MLS
• 2022-02-15 Listed $74,000 Global MLS

Property tax history

+2.7%/yr

Latest (2025): $3,801 · +9.1% YoY. Source: county tax records.