47-49 Moyer St · Canajoharie, NY 13317

$269,999

16 bd · 4.0 ba · 4,020 sqft · MultiFamily · 157 Days on market

Built 1920 Fair condition 0.28 ac lot $67/sqft · 24% below area Est $354k · 24% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +9.6/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Well-maintained 4-unit multifamily located on a quiet residential side street. This solid investment property features all separate utilities and has been owned long-term, reflecting pride of ownership throughout. The building offers a desirable unit mix of two 2-bedroom apartments, one 3-bedroom apartment, and one 1-bedroom apartment, providing strong rental appeal. Many long-term tenants in place. Exterior is vinyl sided, and the property includes off-street parking. A great opportunity for investors seeking steady income in a residential neighborhood.

Key facts

• Separate utilities
• Multifamily
• Off-street parking

Tags

• MULTIFAMILY
• SEPARATE UTILITIES
• OFF-STREET PARKING
• RESIDENTIAL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×3bd/1ba + 1×1bd/1ba units multifamily listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $311/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% 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 $27k of equity ($2k loan paydown + $26k 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 $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $353,859
• List price: $269,999
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.1%
• Equity multiple: 3.87×
• Total profit: $216,830
• Equity at exit: $233,152

10-year hold

• IRR: 33.1%
• Equity multiple: 8.59×
• Total profit: $574,100
• Equity at exit: $492,444

Cash invested: $75,600 (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 13317

• Home prices YoY: 3.2%
• Active inventory: 30
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $3,936 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $1,244

Break-even live

Break-even rent $2,362

Max offer price $269,999

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,950
1× unit	3	1	$1,049
1× unit	1	1	$938
Total (4 units)			$3,936

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $269,999 Active 157 DOM
2. 2026-06-17
   days on market $269,999 Active 156 DOM
3. 2026-06-16
   days on market $269,999 Active 155 DOM
4. 2026-06-15
   days on market $269,999 Active 154 DOM
5. 2026-06-13
   days on market $269,999 Active 152 DOM
6. 2026-06-12
   days on market $269,999 Active 151 DOM
7. 2026-06-09
   days on market $269,999 Active 148 DOM
8. 2026-06-08
   days on market $269,999 Active 147 DOM
9. 2026-06-07
   days on market $269,999 Active 146 DOM
10. 2026-06-07
    days on market $269,999 Active 145 DOM
11. 2026-06-04
    days on market $269,999 Active 142 DOM
12. 2026-06-02
    days on market $269,999 Active 141 DOM
13. 2026-06-01
    days on market $269,999 Active 140 DOM
14. 2026-05-31
    days on market $269,999 Active 139 DOM
15. 2026-03-11
    status Active 560-char remark

    Show marketing remark (560 chars)

    Well-maintained 4-unit multifamily located on a quiet residential side street. This solid investment property features all separate utilities and has been owned long-term, reflecting pride of ownership throughout. The building offers a desirable unit mix of two 2-bedroom apartments, one 3-bedroom apartment, and one 1-bedroom apartment, providing strong rental appeal. Many long-term tenants in place. Exterior is vinyl sided, and the property includes off-street parking. A great opportunity for investors seeking steady income in a residential neighborhood.

16. 2026-02-26
    historical Contingent 560-char remark

    Show marketing remark (560 chars)

    Well-maintained 4-unit multifamily located on a quiet residential side street. This solid investment property features all separate utilities and has been owned long-term, reflecting pride of ownership throughout. The building offers a desirable unit mix of two 2-bedroom apartments, one 3-bedroom apartment, and one 1-bedroom apartment, providing strong rental appeal. Many long-term tenants in place. Exterior is vinyl sided, and the property includes off-street parking. A great opportunity for investors seeking steady income in a residential neighborhood.

17. 2026-01-10
    listed $269,999 Active 560-char remark

    Show marketing remark (560 chars)

    Well-maintained 4-unit multifamily located on a quiet residential side street. This solid investment property features all separate utilities and has been owned long-term, reflecting pride of ownership throughout. The building offers a desirable unit mix of two 2-bedroom apartments, one 3-bedroom apartment, and one 1-bedroom apartment, providing strong rental appeal. Many long-term tenants in place. Exterior is vinyl sided, and the property includes off-street parking. A great opportunity for investors seeking steady income in a residential neighborhood.

18. 2016-09-13
    historical
19. 2016-03-06
    listed $131,500 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $47,232
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,779
• − Management: −$3,779
• − Depreciation: −$7,855
• Taxable income: $11,296
• Est. tax owed @ 24.0%: −$2,711
• After-tax cash flow: $12,211/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 · 12 photos

Fair 45/100 Moderate rehab

This 4-unit multifamily property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, exterior siding, flooring, interior walls, and windows.

Repairs flagged

• Major roof — Missing shingles
• Major exterior siding — Weathered and peeling
• Major flooring — Worn-out carpet
• Major interior walls — Peeling paint
• Major windows — Dirty and old

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New siding — Enhances curb appeal and value
• Both New flooring — Improves living space and rental appeal
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Clean and replace windows — Fresh windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
windows · Dirty and old	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New siding — Enhances curb appeal and value ↑
• Both New flooring — Improves living space and rental appeal ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Clean and replace windows — Fresh windows improve energy efficiency and curb appeal ↑

ⓘ 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: 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

+105.3% since first listed

5 events — show timeline

• 2026-03-11 Relisted — Global MLS
• 2026-02-26 Contingent — Global MLS
• 2026-01-10 Listed $269,999 Global MLS
• 2016-09-13 Listing Removed — Global MLS
• 2016-03-06 Listed $131,500 Global MLS