7017 Bolivar Rd · Chittenango, NY 13037

$199,900

2 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 6 Days on market

Built 1963 0.51 ac lot Est $272k · 27% under

---

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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• 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

Beautiful ranch, one-floor living, in a nice quiet area. Hardwood floors throughout. Newly added back deck, plenty of space downstairs for a recreation room, and several hiking/cross-country skiing trails out back.

Key facts

• Double sinks
• Quartz countertops
• New tub

Tags

• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• NEW WINDOW
• NEW ELECTRICAL OUTLETS
• NEW TUB
• DOUBLE SINKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.6% vs local median 4.0% 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.
• Zoned schools: Bolivar Road Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 490 students, 37% FRL); Chittenango Middle School (math 47% / reading 61%, grade B-, #225 of 729 statewide, top 31%, 562 students, 42% FRL); Chittenango High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 623 students, 38% FRL).
• Market conditions: 74 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $131k; list at $200k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1963 — 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. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $272,208
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7017 Bolivar Rd	0.00mi	2/2.0	1,272 (0%)	0mo	$272,017	$214	100
7053 Lakeport Rd	0.66mi	2/1.0	1,324 (+4%)	4mo	$175,500	$133	56
1525 Kinderhook Rd	0.52mi	2/1.5	1,128 (-11%)	9mo	$290,000	$257	47

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,356
• Equity at exit: $29,806

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $26,170
• Equity at exit: $17,284

Cash invested: $55,972 (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: 74
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$388 /mo · $4,657/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $391

Break-even live

Break-even rent $1,924

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $504	-5% $448	+0% $391	+5% $335	+10% $278
Rent	-10% $200	-5% $296	+0% $391	+5% $487	+10% $582
Rate	-1.0pp $492	-0.5pp $442	base $391	+0.5pp $339	+1.0pp $287

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-04
   status Pending
2. 2026-03-29
   listed $199,900 Active
3. 2017-01-20
   soldstatus $131,325 Closed Sale or Rented 214-char remark

   Show marketing remark (214 chars)

   Beautiful ranch, one-floor living, in a nice quiet area. Hardwood floors throughout. Newly added back deck, plenty of space downstairs for a recreation room, and several hiking/cross-country skiing trails out back.

4. 2017-01-10
   soldstatus $131,325
5. 2016-12-05
   status Pending Sale 214-char remark

   Show marketing remark (214 chars)

   Beautiful ranch, one-floor living, in a nice quiet area. Hardwood floors throughout. Newly added back deck, plenty of space downstairs for a recreation room, and several hiking/cross-country skiing trails out back.

6. 2016-11-07
   historical Under Contract- Do Not Show 214-char remark

   Show marketing remark (214 chars)

   Beautiful ranch, one-floor living, in a nice quiet area. Hardwood floors throughout. Newly added back deck, plenty of space downstairs for a recreation room, and several hiking/cross-country skiing trails out back.

7. 2016-10-26
   listed $132,900 Active 214-char remark

   Show marketing remark (214 chars)

   Beautiful ranch, one-floor living, in a nice quiet area. Hardwood floors throughout. Newly added back deck, plenty of space downstairs for a recreation room, and several hiking/cross-country skiing trails out back.

8. 2012-07-06
   soldstatus $115,000
9. 2012-06-25
   soldstatus $115,000 173-char remark

   Show marketing remark (173 chars)

   Terrific ranch just outside of village. Could be turned back into 3 bedrooms, newer kitchen, hardwoods, fireplace, central air, newer roof, full basement partially finished.

10. 2012-04-13
    listed $118,500 173-char remark

    Show marketing remark (173 chars)

    Terrific ranch just outside of village. Could be turned back into 3 bedrooms, newer kitchen, hardwoods, fireplace, central air, newer roof, full basement partially finished.

11. 2000-11-09
    soldstatus $75,000

ⓘ 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: $4,657 · $388/mo
• Projected year-2 tax: $4,657 · $388/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: $29,025
• − Mortgage interest: −$11,198
• − Property taxes: −$4,657
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$5,815
• Taxable income: $1,712
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $4,283/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

• 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

+166.5% since first listed

11 events — show timeline

• 2026-04-04 Pending — CNYIS
• 2026-03-29 Listed $199,900 CNYIS
• 2017-01-20 Sold (MLS) $131,325 CNYIS
• 2017-01-10 Sold (Public Records) $131,325 Public Records
• 2016-12-05 Pending — CNYIS
• 2016-11-07 Contingent — CNYIS
• 2016-10-26 Listed $132,900 CNYIS
• 2012-07-06 Sold (Public Records) $115,000 Public Records
• 2012-06-25 Sold (MLS) $115,000 CNYIS
• 2012-04-13 Listed $118,500 CNYIS
• 2000-11-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,657 · +2.2% YoY. Source: county tax records.