26 Russell St · Canisteo, NY 14823

$134,900

4 bd · 3.0 ba · 2,498 sqft · SingleFamily public records · 161 Days on market

Built 1875 0.31 ac lot Est $177k · 24% 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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring on the ideas!!!!! home was in the process of a remodel downstairs has been almost completed the upstairs in awaiting your touches bathrooms have been plumbed and one partially started. SOoooo many opportunities. Nice fenced back yard. Close to all amenities!!! Come take a look!!

Key facts

• Country kitchen
• Spa like bathroom
• Screened in room

Tags

• FENCED IN BACK YARD
• COUNTRY KITCHEN
• WALK IN PANTRY
• SCREENED IN ROOM
• PRIVATE WALK IN DRESSING ROOM
• SPA LIKE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#556 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Canisteo-Greenwood CSD (rural): math 51% / reading 53% proficiency, ranked #354 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($933 loan paydown + $11k appreciation (8.2% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $62k; list at $135k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. 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 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: 1.05% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $177,358
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Russell St	0.00mi	4/2.0	2,498 (0%)	1mo	$145,000	$58	95
9 Stephens St	0.08mi	3/1.5 (-1)	2,148 (-14%)	10mo	$190,000	$88	54
31 Russell St	0.07mi	4/1.0	2,172 (-13%)	21mo	$154,397	$71	50
96 Greenwood St	0.27mi	4/2.5	2,156 (-14%)	22mo	$140,000	$65	44

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

Projected returns pro-forma

8.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.79×
• Total profit: $67,765
• Equity at exit: $104,355

10-year hold

• IRR: 22.1%
• Equity multiple: 6.00×
• Total profit: $189,046
• Equity at exit: $208,950

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 14823

• Home prices YoY: 2.8%
• Active inventory: 28
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $163

Break-even live

Break-even rent $1,212

Max offer price $134,900

Occupancy floor 83%

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 22 events

1. 2026-04-04
   status Pending
2. 2026-02-28
   historical Active Under Contract
3. 2026-02-06
   price $134,900
4. 2025-10-25
   listed $139,900 Active
5. 2025-10-07
   historical
6. 2025-09-09
   price $149,999
7. 2025-09-02
   price $158,000
8. 2025-08-26
   price $165,000
9. 2025-08-21
   listed $175,000 Active
10. 2023-12-27
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Bring on the ideas!!!!! home was in the process of a remodel downstairs has been almost completed the upstairs in awaiting your touches bathrooms have been plumbed and one partially started. SOoooo many opportunities. Nice fenced back yard. Close to all amenities!!! Come take a look!!

11. 2023-08-24
    soldstatus $62,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Bring on the ideas!!!!! home was in the process of a remodel downstairs has been almost completed the upstairs in awaiting your touches bathrooms have been plumbed and one partially started. SOoooo many opportunities. Nice fenced back yard. Close to all amenities!!! Come take a look!!

12. 2023-08-18
    soldstatus $62,000
13. 2023-07-05
    status Under Contract- Do Not Show 285-char remark

    Show marketing remark (285 chars)

    Bring on the ideas!!!!! home was in the process of a remodel downstairs has been almost completed the upstairs in awaiting your touches bathrooms have been plumbed and one partially started. SOoooo many opportunities. Nice fenced back yard. Close to all amenities!!! Come take a look!!

14. 2023-05-27
    listed $79,900 Active 285-char remark

    Show marketing remark (285 chars)

    Bring on the ideas!!!!! home was in the process of a remodel downstairs has been almost completed the upstairs in awaiting your touches bathrooms have been plumbed and one partially started. SOoooo many opportunities. Nice fenced back yard. Close to all amenities!!! Come take a look!!

15. 2023-05-26
    historical
16. 2023-05-05
    price $79,900
17. 2022-10-20
    price $89,900
18. 2022-09-06
    listed $94,500 Active
19. 2015-09-18
    soldstatus $24,000
20. 2015-06-09
    listed $22,500
21. 2004-04-05
    soldstatus $81,000
22. 2003-12-01
    soldstatus $25,000

ⓘ 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: $2,322 · $194/mo
• Projected year-2 tax: $2,322 · $194/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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 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: $17,020
• − Mortgage interest: −$7,556
• − Property taxes: −$2,322
• − Insurance: −$674
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,924
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,003/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: Canisteo-Greenwood CSD
• NCES district ID: 3600124
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 53% ▲ 7.00%
• Median HH income: $47,928
• Composite: 44.25/100
• National rank: #2843
• State rank: #354 of 590 in NY

Livability — Canisteo

• Score: 68/100
• State rank: #556
• US rank: #9982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canisteo, NY
• Population (ZIP): 3,697

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 3%
• Common ancestry: Romanian 7% Slovak 4% Iranian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Chinese 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.20%
• Current HPI: 304.2112
• 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

+439.6% since first listed

22 events — show timeline

• 2026-04-04 Pending — UNYREIS
• 2026-02-28 Contingent — UNYREIS
• 2026-02-06 Price Changed $134,900 UNYREIS
• 2025-10-25 Listed $139,900 UNYREIS
• 2025-10-07 Listing Removed — UNYREIS
• 2025-09-09 Price Changed $149,999 UNYREIS
• 2025-09-02 Price Changed $158,000 UNYREIS
• 2025-08-26 Price Changed $165,000 UNYREIS
• 2025-08-21 Listed $175,000 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-08-24 Sold (MLS) $62,000 UNYREIS
• 2023-08-18 Sold (Public Records) $62,000 Public Records
• 2023-07-05 Pending — UNYREIS
• 2023-05-27 Listed $79,900 UNYREIS
• 2023-05-26 Listing Removed — UNYREIS
• 2023-05-05 Price Changed $79,900 UNYREIS
• 2022-10-20 Price Changed $89,900 UNYREIS
• 2022-09-06 Listed $94,500 UNYREIS
• 2015-09-18 Sold (MLS) $24,000 UNYREIS
• 2015-06-09 Listed $22,500 UNYREIS
• 2004-04-05 Sold (Public Records) $81,000 Public Records
• 2003-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,322 · -16.6% YoY. Source: county tax records.