339 S Webber Dr · Chittenango, NY 13037

$229,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 23 Days on market

Built 1962 10,454 sqft lot Est $177k · 30% over

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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 +16.6/30.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* * OPEN HOUSE CANCELLED * * Excited to introduce this charming & updated Chittenango ranch, 339 S Webber St! All the big-ticket items are done including the furnace/ac, water heater, windows & 15-year young metal roof! Located off route 5, just steps away from the community park & minutes from the village! Enjoy morning coffees on your front porch or relax in the privacy of your fenced backyard! Enter through the open living space that connects to the updated kitchen & dining area! The kitchen features wooden cabinets & pantry! The spacious dining area was added to make entertaining easier! Bathroom has duel access a wooden vanity & tub surround!

Key facts

• Duel access bathroom
• Wooden cabinets
• Open living space

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• OPEN LIVING SPACE
• WOODEN CABINETS
• SPACIOUS DINING AREA
• DUEL ACCESS BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $83 ($998/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 $227k (1.2% below list).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.2% in Chittenango — 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 74/100 on livability (#296 in NY, #4,790 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: amenities F, commute F.
• Chittenango Central School District (rural): math 61% / reading 64% proficiency, ranked #192 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $66k; list at $230k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.99% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Bailey St	0.21mi	3/1.0	980 (+1%)	10mo	$145,000	$148	80
319 Edwin St	0.15mi	3/1.0	936 (-4%)	10mo	$224,500	$240	79
702 Webber Dr	0.23mi	3/1.0	966 (-1%)	14mo	$140,000	$145	76
815 Norton Ave	0.39mi	3/1.0	959 (-1%)	5mo	$212,000	$221	76
608 Forbes Ave	0.30mi	3/1.0	942 (-3%)	8mo	$189,900	$202	74
208 S Webber Dr	0.34mi	3/1.0	916 (-6%)	6mo	$55,000	$60	70
713 Forbes Ave	0.34mi	3/1.0	936 (-4%)	12mo	$170,000	$182	68
506 Charles St	0.28mi	3/1.0	1,045 (+8%)	11mo	$175,500	$168	65
116 Hills St	0.40mi	3/1.0	1,056 (+9%)	7mo	$175,000	$166	61
108 Laura Ct	0.51mi	3/1.0	936 (-4%)	13mo	$198,000	$212	59
803 Webber Dr	0.29mi	3/1.0	1,056 (+9%)	16mo	$186,000	$176	59
308 Lake St	0.69mi	3/1.0	1,052 (+8%)	9mo	$260,000	$247	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-31,849
• Equity at exit: $34,279

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-20,469
• Equity at exit: $19,878

Cash invested: $64,372 (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 13037

• Home prices YoY: -17.1%
• Active inventory: 73
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,272 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $83

Break-even live

Break-even rent $2,167

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $148	+0% $83	+5% $18	+10% $-47
Rent	-10% $-96	-5% $-7	+0% $83	+5% $173	+10% $263
Rate	-1.0pp $199	-0.5pp $142	base $83	+0.5pp $24	+1.0pp $-37

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-04-19
   historical Active Under Contract
3. 2026-04-16
   listed $229,900 Active
4. 2026-01-14
   historical
5. 2025-10-16
   listed $235,000 Active
6. 2001-06-13
   soldstatus $66,000
7. 1993-02-17
   soldstatus $69,500

ⓘ 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: $4,257 · $355/mo
• Projected year-2 tax: $4,257 · $355/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 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $27,263
• − Mortgage interest: −$12,878
• − Property taxes: −$4,257
• − Insurance: −$1,816
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$6,688
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,655/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: Chittenango Central School District
• NCES district ID: 3607470
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $62,521
• Composite: 54.34/100
• National rank: #1365
• State rank: #192 of 590 in NY

Livability — Chittenango

• Score: 74/100
• State rank: #296
• US rank: #4790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chittenango, NY
• Population (ZIP): 9,519

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.53%
• Current HPI: 272.9953
• 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

+230.8% since first listed

7 events — show timeline

• 2026-05-09 Pending — CNYIS
• 2026-04-19 Contingent — CNYIS
• 2026-04-16 Listed $229,900 CNYIS
• 2026-01-14 Listing Removed — CNYIS
• 2025-10-16 Listed $235,000 CNYIS
• 2001-06-13 Sold (Public Records) $66,000 Public Records
• 1993-02-17 Sold (Public Records) $69,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,257 · +1.5% YoY. Source: county tax records.