11 Maple St · Canton, NY 13617

$145,000

2 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 5 Days on market

Built 1900 0.32 ac lot Est $136k · 7% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• ARV discount +4.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Located on the edge of the St. Lawrence University campus and just minutes from the village, this 4-bedroom, 1 1/2-bath home offers an excellent investment opportunity. The property features a large parking area, providing ample off-street parking for residents and guests. The highly desirable location offers convenient access to campus, local shops and village amenities. Whether you're looking to expand your rental portfolio or purchase a home in a sought-after area, this property combines strong rental potential with everyday convenience.

Key facts

• Sought-after area
• Convenient access
• Off-street parking

Tags

• LARGE PARKING AREA
• OFF-STREET PARKING
• CONVENIENT ACCESS
• STRONG RENTAL POTENTIAL
• SOUGHT-AFTER AREA

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories; Frontage approximately 83 feet
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch/patio; Level lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Refrigerator; Electric cooktop
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (27.2% below list).
• Recommended offer: $106k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.1% in Canton — 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 76/100 on livability (#218 in NY, #3,402 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D, amenities D-, commute F.
• Canton Central School District (rural): math 49% / reading 59% proficiency, ranked #321 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $145k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,500 (27.2% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $136,052
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Miner St	0.14mi	2/2.0	1,104 (-8%)	8mo	$125,000	$113	70
9 Nickerson St	0.28mi	2/2.0	1,279 (+6%)	10mo	$139,000	$109	66
59 Buck St	0.30mi	3/2.0 (+1)	1,158 (-4%)	10mo	$181,500	$157	64
16 Lincoln St	0.19mi	3/1.5 (+1)	1,102 (-8%)	10mo	$150,000	$136	63
7 Harrison St	0.62mi	3/1.5 (+1)	1,221 (+1%)	4mo	$149,000	$122	60
6315 Ush 11	0.54mi	2/1.0	1,170 (-3%)	19mo	$9,000	$8	52
60 Miner St	0.34mi	2/1.5	1,041 (-14%)	22mo	$95,000	$91	43
10 Harrison St	0.65mi	3/1.0 (+1)	1,234 (+2%)	20mo	$122,000	$99	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $68,248
• Equity at exit: $130,627

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $209,455
• Equity at exit: $281,703

Cash invested: $40,600 (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 13617

• Home prices YoY: 22.5%
• Active inventory: 64
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-169

Break-even live

Break-even rent $1,268

Max offer price $120,602

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-119	+0% $-169	+5% $-219	+10% $-269
Rent	-10% $-252	-5% $-210	+0% $-169	+5% $-127	+10% $-85
Rate	-1.0pp $-96	-0.5pp $-132	base $-169	+0.5pp $-206	+1.0pp $-244

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Judson St Canton, NY	2.0	1.0	750	$1,055	$1.41	45d	1	0.75mi

Listing history 6 events

1. 2026-06-09
   status $145,000 Pending 5 DOM
2. 2026-06-08
   days on market $145,000 Active 5 DOM
3. 2026-06-07
   days on market $145,000 Active 4 DOM
4. 2026-06-07
   days on market $145,000 Active 3 DOM
5. 2026-06-04
   remarks 546-char remark
6. 2026-06-04
   listed $145,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $12,660
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$4,218
• Taxable loss: −$4,606
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-918/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: Canton Central School District
• NCES district ID: 3606470
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,157
• Composite: 46.27/100
• National rank: #2481
• State rank: #321 of 590 in NY

Livability — Canton

• Score: 76/100
• State rank: #218
• US rank: #3402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, NY
• Population (ZIP): 12,294

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 308.0415
• 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

+145.8% since first listed

2 events — show timeline

• 2026-06-03 Listed $145,000 SLCMLS
• 2001-05-18 Sold (Public Records) $59,000 Public Records