1372 (1370) Kinderhook Rd · Chittenango, NY 13037

$199,900

3 bd · 1.5 ba · 1,498 sqft · SingleFamily public records · 98 Days on market

Built 1970 0.40 ac lot $133/sqft · 49% below area Est $395k · 49% under ↓ 5% since listing

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good-sized split-level home featuring 3 main bedrooms and 1.5 bathrooms. The lower level offers a spacious family room with a wood stove, an additional bedroom, and flexible office space—ideal for working from home. The dining area includes sliding glass doors that lead to a deck overlooking the backyard, providing a great space for relaxing or entertaining. With a little TLC and some sweat equity, this home has the potential to become everything you’ve been looking for. Conveniently located in a residential setting within approximately 30 minutes of Syracuse Airport. Being sold as-is.

Key facts

• Wood stove
• Sliding glass doors
• Split-level home

Tags

• SPLIT-LEVEL HOME
• SPACIOUS FAMILY ROOM
• WOOD STOVE
• FLEXIBLE OFFICE SPACE
• SLIDING GLASS DOORS
• DECK OVERLOOKING BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $1k of loan paydown is wiped out by about $6k 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 98 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.23% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $394,883
• List price: $199,900
• Delta: -49.38%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1473 Kinderhook Rd	0.29mi	3/2.0	1,486 (-1%)	9mo	$370,000	$249	76

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,208
• Equity at exit: $29,806

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $37,211
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $472

Break-even live

Break-even rent $1,870

Max offer price $199,900

Occupancy floor 76%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $199,900 Active 98 DOM
2. 2026-06-15
   days on market $199,900 Active 97 DOM
3. 2026-06-14
   days on market $199,900 Active 95 DOM
4. 2026-06-13
   days on market $199,900 Active 94 DOM
5. 2026-06-10
   days on market $199,900 Active 92 DOM
6. 2026-06-09
   days on market $199,900 Active 91 DOM
7. 2026-06-08
   days on market $199,900 Active 90 DOM
8. 2026-06-07
   days on market $199,900 Active 89 DOM
9. 2026-06-02
   days on market $199,900 Active 84 DOM
10. 2026-06-01
    days on market $199,900 Active 83 DOM
11. 2026-05-31
    days on market $199,900 Active 82 DOM
12. 2026-05-30
    days on market $199,900 Active 81 DOM
13. 2026-04-21
    price $199,900 604-char remark

    Show marketing remark (604 chars)

    Good-sized split-level home featuring 3 main bedrooms and 1.5 bathrooms. The lower level offers a spacious family room with a wood stove, an additional bedroom, and flexible office space—ideal for working from home. The dining area includes sliding glass doors that lead to a deck overlooking the backyard, providing a great space for relaxing or entertaining. With a little TLC and some sweat equity, this home has the potential to become everything you’ve been looking for. Conveniently located in a residential setting within approximately 30 minutes of Syracuse Airport. Being sold as-is.

14. 2026-03-10
    listed $209,900 Active 604-char remark

    Show marketing remark (604 chars)

    Good-sized split-level home featuring 3 main bedrooms and 1.5 bathrooms. The lower level offers a spacious family room with a wood stove, an additional bedroom, and flexible office space—ideal for working from home. The dining area includes sliding glass doors that lead to a deck overlooking the backyard, providing a great space for relaxing or entertaining. With a little TLC and some sweat equity, this home has the potential to become everything you’ve been looking for. Conveniently located in a residential setting within approximately 30 minutes of Syracuse Airport. Being sold as-is.

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,147 · $346/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,614
• − Mortgage interest: −$11,198
• − Property taxes: −$4,147
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$5,815
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $5,017/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

• 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

-4.8% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $199,900 CNYIS
• 2026-03-10 Listed $209,900 CNYIS

Property tax history

+5.3%/yr

Latest (2025): $4,147 · +2.2% YoY. Source: county tax records.