300 E North Canal St · Canastota, NY 13032

$225,000

4 bd · 2.0 ba · 2,209 sqft · SingleFamily public records · 6 Days on market

Built 1890 8,276 sqft lot Est $208k · 8% 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +3.7/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

If you've been searching for space, this one is worth a look! Offering over 2,000 square feet, this completely renovated Village of Canastota home features a spacious, open floor plan with room for everyone. The first floor has 9-foot ceilings, an open and spacious living area, two bedrooms, a full bath, and a large mudroom that adds everyday convenience. Upstairs, you'll find two additional bedrooms, a second full bath, a bonus room that could serve as a home office or potential fifth bedroom, and a second living room—perfect for a rec room, playroom, or additional gathering space. Recent improvements include a new roof, flooring, kitchen, bathrooms, windows, furnace, and electrical,

Key facts

• Open floor plan
• New front porch
• Large mudroom

Tags

• COMPLETELY RENOVATED
• OPEN FLOOR PLAN
• LARGE MUDROOM
• BONUS ROOM
• NEW ROOF
• NEW FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story single-family home; Existing construction; Vinyl siding; Stone foundation
• Construction: Vinyl siding exterior; Stone foundation
• Exterior features: Blacktop driveway; Corner lot; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Den; Entrance foyer; Separate/formal living room; Great room; Country kitchen; Combined living/dining room; Pantry; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.5% below list).
• Recommended offer: $177k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Canastota — 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 73/100 on livability (#332 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Canastota Central School District (town): math 39% / reading 48% proficiency, ranked #473 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $225k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $176,631 (21.5% 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $207,646
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 N Main St	0.58mi	4/2.0	2,206 (-0%)	2mo	$139,050	$63	72
316 S Peterboro St	0.43mi	3/2.0 (-1)	2,232 (+1%)	6mo	$210,000	$94	68
108 West Ave	0.63mi	4/2.0	2,220 (+0%)	14mo	$207,000	$93	58
115 S Main St	0.31mi	4/2.0	1,928 (-13%)	15mo	$170,000	$88	52
205 N Main St	0.32mi	4/1.5	2,488 (+13%)	14mo	$230,000	$92	51
312 Lewis St	0.42mi	3/1.5 (-1)	2,122 (-4%)	22mo	$205,000	$97	48
214 Prospect St	0.53mi	3/1.5 (-1)	2,112 (-4%)	17mo	$229,000	$108	47
330 N Peterboro St	0.36mi	4/1.0	2,456 (+11%)	19mo	$275,000	$112	44
109 3rd St	0.50mi	3/1.5 (-1)	1,937 (-12%)	11mo	$281,500	$145	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $107,308
• Equity at exit: $202,698

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $328,196
• Equity at exit: $437,126

Cash invested: $63,000 (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 13032

• Home prices YoY: 5.7%
• Active inventory: 53
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$362 /mo · $4,345/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-240

Break-even live

Break-even rent $2,071

Max offer price $182,539

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $225,000 Pending 6 DOM
2. 2026-06-16
   days on market $225,000 Active 6 DOM
3. 2026-06-15
   days on market $225,000 Active 5 DOM
4. 2026-06-13
   days on market $225,000 Active 3 DOM
5. 2026-06-12
   remarks 693-char remark
6. 2026-06-12
   listed $225,000 Active 2 DOM

ⓘ 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: $4,345 · $362/mo
• Projected year-2 tax: $4,345 · $362/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 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: $21,196
• − Mortgage interest: −$12,603
• − Property taxes: −$4,345
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$6,545
• Taxable loss: −$6,814
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $-1,249/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: Canastota Central School District
• NCES district ID: 3606390
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $50,825
• Composite: 37.44/100
• National rank: #4413
• State rank: #473 of 590 in NY

Livability — Canastota

• Score: 73/100
• State rank: #332
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canastota, NY
• City population: 12,964
• Population (ZIP): 12,964

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% French/Haitian/Cajun 1% Spanish 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: ▲ 13.44%
• Current HPI: 251.5471
• 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

+184.8% since first listed

2 events — show timeline

• 2026-06-10 Listed $225,000 CNYIS
• 1994-06-09 Sold (Public Records) $79,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $4,345 · +1.7% YoY. Source: county tax records.