72 Chapel St · Canandaigua, NY 14424

$170,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 9 Days on market

Built 1890 0.33 ac lot $154/sqft · 53% below area

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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).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming cottage is nestled in the heart of Canandaigua. Walking distance to the Middle school, library, shopping, restaurants, historical sites & more. Bring your ideas to update this cutie & make it your own. Lot is deep, the yard quiet & enjoyable. The patio at the back of the house is wired to handle a hot tub, makes for a great grilling space as well. New roof on house 2015 with a 50 year warranty, as well as some gutter replacement. New metal roof on main part of garage 2020. New rubber roof on back room of garage 2020. Garage painted 2022. New gas fired stove/furnace 2022. Open House Saturday 5/9 11-1. Use showing time. New storm doors before closing.

Key facts

• Deep lot
• Great grilling space
• 0.33 acre lot

Tags

• WALKING DISTANCE TO LIBRARY
• WALKING DISTANCE TO SHOPPING
• DEEP LOT
• PATIO WIRED FOR HOT TUB
• GREAT GRILLING SPACE
• NEW ROOF WITH WARRANTY

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Garage has electricity, storage, workshop area and a garage door opener
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: One-story home; Resale property
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Gravel driveway; Private yard; See remarks

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating (natural gas); Gas stove heating
• Interior features: Galley kitchen; Partial dirt-floor basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $74 ($893/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 $164k (3.3% below list).
• Recommended offer: $164k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 284 units permitted in Ontario County in 2024 (69 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 $5k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,468 (3.3% below list)

Questions for the listing agent

1. Built in 1890 — 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 B-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. 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?
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: 0.97% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $364,328
• List price: $170,000
• Delta: -53.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Chapel St	0.00mi	3/1.0	1,106 (0%)	0mo	$175,000	$158	100
134 Granger St	0.21mi	3/2.5	1,156 (+4%)	13mo	$235,000	$203	66
7 Cayuga Rd	0.50mi	3/1.0	1,073 (-3%)	15mo	$245,000	$228	60
130 Fort Hill Ave	0.32mi	2/1.0 (-1)	1,206 (+9%)	9mo	$162,500	$135	57
123 Buffalo St	0.48mi	3/1.0	1,225 (+11%)	3mo	$210,000	$171	57
527 N Main St	0.45mi	3/0.5	1,000 (-10%)	16mo	$180,000	$180	48
63 Wood St	0.68mi	3/2.0	1,170 (+6%)	11mo	$254,750	$218	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.70×
• Total profit: $-14,059
• Equity at exit: $25,348

10-year hold

• IRR: 7.6%
• Equity multiple: 1.71×
• Total profit: $33,648
• Equity at exit: $14,698

Cash invested: $47,600 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$263 /mo · $3,150/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $74

Break-even live

Break-even rent $1,550

Max offer price $170,000

Occupancy floor 90%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Saltonstall St Canandaigua, NY	2.0	1.0	1000	$1,290	$1.29	3d	1	1.20mi
292 Mason St Canandaigua, NY	3.0	1.5	1225	$1,800	$1.47	2d	1	1.31mi
223 Bristol St Canandaigua, NY	2.0	1.0	750	$1,450	$1.93	2d	2	1.36mi

Listing history 4 events

1. 2026-05-14
   status Pending 689-char remark
2. 2026-05-05
   listed $170,000 Active 689-char remark
3. 2025-11-17
   listed $180,000 Active
4. 1993-08-17
   soldstatus $70,000

ⓘ 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: $3,150 · $263/mo
• Projected year-2 tax: $3,150 · $263/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 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,736
• − Mortgage interest: −$9,523
• − Property taxes: −$3,150
• − Insurance: −$850
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,945
• Taxable loss: −$1,890
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $1,347/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canandaigua, NY
• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• Metro: Rochester, NY
• 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

+150.0% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $175,000 UNYREIS
• 2026-05-14 Pending — UNYREIS
• 2026-05-05 Listed $170,000 UNYREIS
• 2025-11-17 Listed $180,000 UNYREIS
• 1993-08-17 Sold (Public Records) $70,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,150 · -2.3% YoY. Source: county tax records.