620 Cain St · Chittenango, NY 13037

$134,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 110 Days on market

Built 1950 7,405 sqft lot $201/sqft · 12% below area Est $154k · 12% under

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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 +29.1/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.2% 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.
• Market conditions: 73 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $153,757
• List price: $134,900
• Delta: -12.26%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Cain St	0.09mi	2/1.0	672 (0%)	12mo	$145,000	$216	86
703 Forbes Ave	0.20mi	2/1.0	672 (0%)	12mo	$152,600	$227	81
704 Norton Ave	0.13mi	2/1.0	672 (0%)	18mo	$112,000	$167	79

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,818
• Equity at exit: $20,114

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $45,240
• Equity at exit: $11,664

Cash invested: $37,772 (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: 73
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $465

Break-even live

Break-even rent $1,283

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-19
   status Pending 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

2. 2026-05-15
   status Active 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

3. 2026-05-15
   price $134,900 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

4. 2026-04-05
   price $137,500 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

5. 2026-03-22
   price $119,900 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

6. 2026-02-23
   price $125,000 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

7. 2025-12-20
   listed $132,900 Active 438-char remark

   Show marketing remark (438 chars)

   NICE AFFORDABLE AND COMFORTABLE STARTER HOME FOR OWNER-OCCUPANT OR WOULD MAKE A NICE RENTAL. HOME HAS A LONG-TERM RESPONSIBLE TENANT (9 YEARS) WHO WOULD LIKE TO REMAIN. REPAIRS ARE NOW COMPLETE AND HOME HAS BEEN UPGRADED WITH SOME NEW PEX PLUMBING, NEW HOT WATER HEATER, STORM DOOR, OUTSIDE LIGHTING AND HAS BEEN PRESSURE WASHED. THESE IMPROVEMENTS ENSURE BETTER WATER PRESSURE, MAXIMUM EFFICIENCY, INCREASED DURABILITY AND PEACE OF MIND.

8. 2014-11-07
   soldstatus $30,000 119-char remark

   Show marketing remark (119 chars)

   Great opportunity to customize this village home. Open kitchen/living room, basement, and large fenced yard with patio,

9. 2014-07-08
   listed $39,900 119-char remark

   Show marketing remark (119 chars)

   Great opportunity to customize this village home. Open kitchen/living room, basement, and large fenced yard with patio,

10. 2014-06-09
    listed $64,900
11. 2012-01-11
    listed $49,500

ⓘ 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: $3,002 · $250/mo
• Projected year-2 tax: $3,002 · $250/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $22,458
• − Mortgage interest: −$7,556
• − Property taxes: −$3,002
• − Insurance: −$674
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$3,924
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,687/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

• Census place: Chittenango, NY
• 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

+172.5% since first listed

11 events — show timeline

• 2026-05-19 Pending — CNYIS
• 2026-05-15 Relisted — CNYIS
• 2026-05-15 Price Changed $134,900 CNYIS
• 2026-04-05 Price Changed $137,500 CNYIS
• 2026-03-22 Price Changed $119,900 CNYIS
• 2026-02-23 Price Changed $125,000 CNYIS
• 2025-12-20 Listed $132,900 CNYIS
• 2014-11-07 Sold (MLS) $30,000 CNYIS
• 2014-07-08 Listed $39,900 CNYIS
• 2014-06-09 Listed $64,900 CNYIS
• 2012-01-11 Listed $49,500 CNYIS

Property tax history

+0.9%/yr

Latest (2025): $3,002 · +1.5% YoY. Source: county tax records.