115 Greenwood St · Canisteo, NY 14823

$169,900

3 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 17 Days on market

Built 1956 0.35 ac lot $92/sqft · 17% below area Est $204k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• Cash flow +5.5/30.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to 115 Greenwood St. in the village of Canisteo! This charming ranch home offers a beautiful view of the Canisteo "Living Sign" and is conveniently located directly across from Canisteo-Greenwood Elementary School. You'll love this well maintained home , featuring a new metal roof (2024) and new seamless gutters for added peace of mind. Inside, enjoy the comfort of central air conditioning and a furnace that is around 7yrs old. The recently renovated kitchen boasts modern appliances and stylish finishes, perfect for everyday living and entertaining. With two full bathrooms and an additional half bathroom , there's plenty of space for family and guests. Beautiful Brazilia

Key facts

• New metal roof
• New seamless gutters
• Modern appliances

Tags

• NEW METAL ROOF
• NEW SEAMLESS GUTTERS
• CENTRAL AIR CONDITIONING
• RENOVATED KITCHEN
• MODERN APPLIANCES
• FULLY FENCED IN BACK YARD

Property features AI

Finance

• Other: Resale property

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Entry foyer; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Copper and PEX plumbing; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; Road frontage on a city street and main thoroughfare; Lot dimensions approximately 82 x 185

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen; Pantry; Walk-in pantry; Solid surface counters
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 main-level bathrooms; Bathroom rough-in
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Den; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen island; Living/dining room; Pantry; Walk-in pantry; Solid surface counters; Natural woodwork; Window treatments; Drapes; Bathroom rough-in; Programmable thermostat; Primary suite; Main level primary; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (26.6% below list).
• Recommended offer: $105k (38.0% below list) — sets the bar for cash-flow.

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 $15k of equity ($1k loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,391 (38.0% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.73% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.21%
• DSCR: 0.59
• GRM: 11.3

CMA / ARV

• ARV (median comp): $203,890
• List price: $169,900
• Delta: -16.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Maple St	0.05mi	3/2.0	1,620 (-12%)	8mo	$150,000	$93	71
18 Stephens St	0.56mi	3/1.5	1,770 (-4%)	1mo	$190,800	$108	64
52 Cliffside Dr	0.17mi	3/2.5	1,928 (+5%)	22mo	$210,000	$109	64
29 Russell St	0.49mi	3/2.0	1,796 (-2%)	17mo	$168,500	$94	59
27 Russell St	0.48mi	3/1.0	1,704 (-8%)	13mo	$40,000	$23	50
17 Orchard St	0.52mi	3/1.5	1,632 (-11%)	7mo	$119,000	$73	49
18 Spring St	0.62mi	3/1.5	1,730 (-6%)	20mo	$25,000	$14	42
23 Union St	0.65mi	3/2.5	2,019 (+10%)	16mo	$50,000	$25	38

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: 13.6%
• Equity multiple: 2.03×
• Total profit: $49,070
• Equity at exit: $131,430

10-year hold

• IRR: 13.8%
• Equity multiple: 4.36×
• Total profit: $160,019
• Equity at exit: $263,163

Cash invested: $47,572 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-365

Break-even live

Break-even rent $1,710

Max offer price $105,391

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-317	+0% $-365	+5% $-413	+10% $-461
Rent	-10% $-464	-5% $-414	+0% $-365	+5% $-316	+10% $-267
Rate	-1.0pp $-280	-0.5pp $-322	base $-365	+0.5pp $-409	+1.0pp $-454

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending 925-char remark
2. 2026-05-05
   historical Active Under Contract 925-char remark
3. 2026-04-23
   listed $169,900 Active 925-char remark

ⓘ 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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: $14,973
• − Mortgage interest: −$9,517
• − Property taxes: −$4,669
• − Insurance: −$850
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,943
• Taxable loss: −$7,401
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $-2,606/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

3 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-05 Contingent — UNYREIS
• 2026-04-23 Listed $169,900 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $4,669 · +0.4% YoY. Source: county tax records.