7112 Apt. #10 New Yorker Ave · Canastota, NY 13032

$127,500

2 bd · 1.0 ba · 842 sqft · Condo · 10 Days on market

Built 1972 Good condition $300/mo HOA · 20% of rent

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Why this score? — see what drove the C 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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +4.5/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks

Condo has been updated having newer kitchen and bath, walk-in shower, new floor covering and recently been painted. "Capitalized Great Condition" The unit is at ground level, has sliding glass door to patio overlooking yard, great privacy. Owner responsible only for electric service; heat, hot water, and gas for kitchen stove is included in monthly condo fee of $300. Building is very quiet and on a cul-de-sac with limited traffic. Great Investment.

Key facts

• Newer kitchen
• Sliding glass door
• Walk-in shower

Tags

• NEWER KITCHEN
• WALK-IN SHOWER
• NEW FLOOR COVERING
• SLIDING GLASS DOOR
• OVERLOOKING YARD
• CUL-DE-SAC

Property features AI

Finance

• Other: Green energy-efficient appliances
• HOA & community: New Yorker Condo Association with monthly fee; Association fee includes common area maintenance, common area insurance, common areas, heat, and structure maintenance; Association provides storage

Exterior

• Parking: No garage, open parking available
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electrical
• Home design: Single-story property; Resale condition; Slab foundation
• Construction: Aluminum siding; Copper plumbing; Existing structure
• Exterior features: Patio; Greenbelt; Irregular lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heat; Wall cooling unit(s)
• Interior features: Separate/formal dining room; Eat-in kitchen; Kitchen island; Granite counters; Solid surface counters; Sliding glass doors; Storage; Programmable thermostat; Accessible bedroom; No stairs; Accessible doors; General accessibility features
• Laundry & utility: Main-level laundry / accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $34 ($408/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 6.6% vs local median 3.8% in Canastota — 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 73/100 on livability (#332 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Canastota Central School District (town): math 39% / reading 48% proficiency, ranked #473 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($882 loan paydown + $13k appreciation (10.0% local appreciation)).
• Madison County population projected at -24% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $127,500

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 6.9

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $71,812
• Equity at exit: $114,862

10-year hold

• IRR: 22.2%
• Equity multiple: 6.89×
• Total profit: $210,186
• Equity at exit: $247,704

Cash invested: $35,700 (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 13032

• Home prices YoY: 5.7%
• Active inventory: 54
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$669
• Tax est. 1.5%: −$159 /mo · $1,912/yr
• Insurance: −$53
• HOA: −$300
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $34

Break-even live

Break-even rent $1,495

Max offer price $127,500

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $78	+0% $34	+5% $-10	+10% $-54
Rent	-10% $-88	-5% $-27	+0% $34	+5% $95	+10% $156
Rate	-1.0pp $98	-0.5pp $66	base $34	+0.5pp $1	+1.0pp $-33

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3166B Seneca Tpke Canastota, NY	1.0	1.0	1100	$1,675	$1.52	22d	1	0.37mi
137 S Peterboro St Canastota, NY	1.0	1.0	900	$1,195	$1.33	22d	1	1.13mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-12
   statusdays on market $127,500 Pending 10 DOM
2. 2026-06-09
   days on market $127,500 Active 8 DOM
3. 2026-06-08
   days on market $127,500 Active 7 DOM
4. 2026-06-07
   days on market $127,500 Active 6 DOM
5. 2026-06-07
   days on market $127,500 Active 5 DOM
6. 2026-06-04
   days on market $127,500 Active 2 DOM
7. 2026-06-01
   remarks 452-char remark
8. 2026-06-01
   listed $127,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,457
• − Mortgage interest: −$7,142
• − Property taxes: −$1,912
• − Insurance: −$638
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$3,600
• − Depreciation: −$3,709
• Taxable loss: −$1,497
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $767/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This condo is in good condition with recent updates, including a new kitchen and bathroom, and is ready for move-in. It offers a quiet and private living environment with a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both new flooring in bathrooms — improves aesthetics and functionality
• Both newer appliances in kitchen — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both new flooring in bathrooms — improves aesthetics and functionality ↑
• Both newer appliances in kitchen — enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Canastota Central School District
• NCES district ID: 3606390
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $50,825
• Composite: 37.44/100
• National rank: #4413
• State rank: #473 of 590 in NY

Livability — Canastota

• Score: 73/100
• State rank: #332
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,964
• Population (ZIP): 12,964

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% French/Haitian/Cajun 1% Spanish 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: ▲ 13.44%
• Current HPI: 251.5471
• 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

1 event — show timeline

• 2026-06-01 Listed $127,500 CNYIS