120 Front St · Canajoharie, NY 13317

$175,000

24 bd · 16.0 ba · 3,984 sqft · MultiFamily public records · 52 Days on market

Built 1950 4,791 sqft lot $44/sqft · 24% below area Est $166k · 5% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +5.1/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Four family with close proximity to the Village of Canajoharie. Easy rental for investor currently grossing $3800 a month.

Key facts

• 4,791 sq ft lot
• 4 parking spots
• Built 1950

Property features AI

Finance

• Other: Lot about 0.11 acres (approx. 50 x 100)
• Financial info: Owner pays gas and heat; Tenants pay hot water, cable TV, and electricity

Exterior

• Parking: Off-street parking; Driveway; 4 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Quadruplex; Two-story units present (units occupy 1st and 2nd floors)
• Construction: Constructed with other/unspecified materials
• Exterior features: Covered front porch

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (1st floor); Unit 3: 1 kitchen (2nd floor); Unit 4: 1 kitchen (2nd floor)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom (1st floor); Unit 3: 2 bedrooms; Unit 4: 1 bedroom
• Bathrooms: 4 full bathrooms total; Two full baths on 1st floor, two full baths on 2nd floor (distributed across units)
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $475/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#510 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Canajoharie Central School District (town): math 38% / reading 59% proficiency, ranked #414 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.5% local appreciation)).
• Montgomery County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.57%
• DSCR: 3.07
• GRM: 3.4

CMA / ARV

• ARV (median comp): $166,143
• List price: $175,000
• Delta: 5.33%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

9.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 5.30×
• Total profit: $210,498
• Equity at exit: $151,118

10-year hold

• IRR: 54.0%
• Equity multiple: 11.69×
• Total profit: $523,569
• Equity at exit: $319,178

Cash invested: $49,000 (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 13317

• Home prices YoY: 3.2%
• Active inventory: 30
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $4,230 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$449 /mo · $5,391/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $1,902

Break-even live

Break-even rent $1,823

Max offer price $175,000

Occupancy floor 50%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$4,232
Total (4 units)			$4,230

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 52 DOM
2. 2026-06-17
   days on market $175,000 Active 51 DOM
3. 2026-06-16
   days on market $175,000 Active 50 DOM
4. 2026-06-15
   days on market $175,000 Active 49 DOM
5. 2026-06-13
   days on market $175,000 Active 47 DOM
6. 2026-06-12
   days on market $175,000 Active 46 DOM
7. 2026-06-09
   days on market $175,000 Active 43 DOM
8. 2026-06-08
   days on market $175,000 Active 42 DOM
9. 2026-06-07
   days on market $175,000 Active 41 DOM
10. 2026-06-07
    days on market $175,000 Active 40 DOM
11. 2026-06-04
    days on market $175,000 Active 37 DOM
12. 2026-06-02
    days on market $175,000 Active 36 DOM
13. 2026-06-01
    days on market $175,000 Active 35 DOM
14. 2026-05-31
    days on market $175,000 Active 34 DOM
15. 2026-04-27
    listed $175,000 Active 122-char remark
16. 2024-06-24
    historical
17. 2024-04-03
    price $165,000
18. 2024-03-21
    listed $179,000 Active
19. 2023-07-03
    soldstatus $75,000
20. 2005-11-21
    soldstatus $50,000
21. 1997-08-04
    soldstatus $38,000

ⓘ 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: $5,391 · $449/mo
• Projected year-2 tax: $5,391 · $449/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,760
• − Mortgage interest: −$9,803
• − Property taxes: −$5,391
• − Insurance: −$875
• − Repairs & maintenance: −$4,061
• − Management: −$4,061
• − Depreciation: −$5,091
• Taxable income: $21,479
• Est. tax owed @ 24.0%: −$5,155
• After-tax cash flow: $17,667/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: Canajoharie Central School District
• NCES district ID: 3606300
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $49,296
• Composite: 41.39/100
• National rank: #3482
• State rank: #414 of 590 in NY

Livability — Canajoharie

• Score: 69/100
• State rank: #510
• US rank: #9061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canajoharie, NY
• Population (ZIP): 3,970

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 79% English-only · German/W. Germanic 19% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.48%
• Current HPI: 303.1499
• 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

+360.5% since first listed

7 events — show timeline

• 2026-04-27 Listed $175,000 Global MLS
• 2024-06-24 Listing Removed — Global MLS
• 2024-04-03 Price Changed $165,000 Global MLS
• 2024-03-21 Listed $179,000 Global MLS
• 2023-07-03 Sold (Public Records) $75,000 Public Records
• 2005-11-21 Sold (Public Records) $50,000 Public Records
• 1997-08-04 Sold (Public Records) $38,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,391 · +17.9% YoY. Source: county tax records.