5 Canal St · Port Byron, NY 13140

$124,900

3 bd · 1.0 ba · 1,225 sqft · SingleFamily · 9 Days on market

Built 1900 Good condition 5,350 sqft lot Est $135k · 7% under

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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 +18.0/30.0
• ARV discount +10.8/15.0
• Appreciation +9.5/10.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Move-in ready Colonial located in the Village of Port Byron! This 3-bedroom, 1 full bath home offers a spacious and functional layout with the convenience of first-floor laundry. Recent updates include new flooring throughout, fresh interior paint, and updated plumbing, making this home ready for its next owner. The exterior features low-maintenance vinyl siding and off-street parking. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this affordable home offers great value. Conveniently located close to village amenities, schools, parks, and major commuting routes. Don't miss this opportunity to own a well-maintained home for just $124,900!

Key facts

• First floor laundry
• New flooring
• Move in ready

Tags

• MOVE IN READY
• FIRST FLOOR LAUNDRY
• NEW FLOORING
• FRESH INTERIOR PAINT
• UPDATED PLUMBING
• LOW MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: 2-story home; Existing construction; Vinyl siding
• Construction: Stone foundation
• Exterior features: Blacktop driveway; Shed(s) and additional storage; Irregular lot; Near public transit; Lot dimensions approximately 70 x 150

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Thermal windows; Has basement with exterior entry and walk-up access
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (1.5% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#778 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools D, amenities F.
• Port Byron Central School District (rural): math 36% / reading 48% proficiency, ranked #490 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($864 loan paydown + $11k appreciation (8.9% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $35k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $122,969 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $134,750
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 First Hill St	0.10mi	3/1.0	1,352 (+10%)	3mo	$116,600	$86	76
1 Curtis St	0.15mi	2/1.0 (-1)	1,060 (-14%)	7mo	$72,000	$68	60
53 Pine St	0.52mi	3/2.0	1,363 (+11%)	16mo	$150,000	$110	40
235 Main St	0.64mi	3/2.0	1,163 (-5%)	22mo	$177,000	$152	39

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

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.89×
• Total profit: $66,090
• Equity at exit: $103,104

10-year hold

• IRR: 22.2%
• Equity multiple: 6.36×
• Total profit: $187,458
• Equity at exit: $213,036

Cash invested: $34,972 (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 13140

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $108

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 86%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $124,900 Active 9 DOM
2. 2026-06-18
   days on market $124,900 Active 8 DOM
3. 2026-06-17
   days on market $124,900 Active 7 DOM
4. 2026-06-16
   days on market $124,900 Active 6 DOM
5. 2026-06-15
   days on market $124,900 Active 5 DOM
6. 2026-06-14
   days on market $124,900 Active 3 DOM
7. 2026-06-12
   remarks 697-char remark
8. 2026-06-12
   listed $124,900 Active 2 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: $14,756
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,633
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,475/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 · 2 photos

Good 75/100 Cosmetic rehab

This move-in ready Colonial in Port Byron, NY is in good condition with recent updates and a well-maintained exterior. Minor touch-ups and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers ↑

ⓘ 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: Port Byron Central School District
• NCES district ID: 3623430
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $52,293
• Composite: 36.33/100
• National rank: #4690
• State rank: #490 of 590 in NY

Livability — Port Byron

• Score: 64/100
• State rank: #778
• US rank: #14820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Byron, NY
• Population (ZIP): 4,192

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.95%
• Current HPI: 340.1023
• 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

• 2026-06-10 Listed $124,900 CNYIS