112 West Ave · Canastota, NY 13032

$79,900

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 16 Days on market

Built 1910 0.39 ac lot

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to an incredible opportunity and invest today in a stick-built home (not a manufactured home)! Nestled on a great lot, this home awaits your vision and TLC. While it needs work, the payoff is immense. Imagine the possibilities in this spacious canvas, where you can craft a dream space from scratch. The immense backyard offers endless potential for outdoor living and entertaining. Don't miss out on this chance to create a perfect home in this neighborhood.

Key facts

• 0.39 acre lot
• Built 1910
• Listed 15 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story existing home
• Construction: Frame construction with vinyl siding; Copper plumbing; Membrane/rubber roof; Poured foundation and slab; Built as existing (year built details: existing)
• Exterior features: Gravel driveway; Porch (screened); Private yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Window cooling units; Programmable thermostat
• Interior features: Entrance foyer; Eat-in kitchen; Country kitchen; Natural woodwork; Programmable thermostat; See remarks
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.8% 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.
• Zoned schools: South Side Elementary School (math 57% / reading 57%, grade C+, #842 of 2,108 statewide, top 43%, 180 students, 47% FRL); Roberts Street Middle School (math 26% / reading 38%, grade F, #1,646 of 2,108 statewide, top 80%, 294 students, 54% FRL); Canastota High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 561 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 54 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 $9k of equity ($552 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $27k; list at $80k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.86% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $170,945
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 West Ave	0.00mi	3/1.0	955 (0%)	23mo	$27,000	$28	81
409 W Lewis St	0.36mi	2/1.0 (-1)	940 (-2%)	8mo	$129,900	$138	69
105 W Park St	0.15mi	2/1.0 (-1)	923 (-3%)	20mo	$45,000	$49	66
421 W Lewis St	0.36mi	3/1.0	1,024 (+7%)	14mo	$185,400	$181	59
107 S Park St	0.21mi	4/3.0 (+1)	1,073 (+12%)	2mo	$236,107	$220	55
210 Wilson Ave	0.61mi	3/2.0	1,008 (+6%)	22mo	$180,000	$179	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: 48.2%
• Equity multiple: 4.61×
• Total profit: $80,844
• Equity at exit: $71,980

10-year hold

• IRR: 42.0%
• Equity multiple: 10.34×
• Total profit: $208,843
• Equity at exit: $155,228

Cash invested: $22,372 (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 13032

• Home prices YoY: 5.7%
• Active inventory: 54
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $585

Break-even live

Break-even rent $746

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $631	-5% $608	+0% $585	+5% $563	+10% $540
Rent	-10% $468	-5% $527	+0% $585	+5% $644	+10% $703
Rate	-1.0pp $626	-0.5pp $606	base $585	+0.5pp $565	+1.0pp $544

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $79,900 Active 16 DOM
2. 2026-06-21
   days on market $79,900 Active 15 DOM
3. 2026-06-18
   days on market $79,900 Active 13 DOM
4. 2026-06-17
   days on market $79,900 Active 12 DOM
5. 2026-06-16
   days on market $79,900 Active 11 DOM
6. 2026-06-15
   days on market $79,900 Active 10 DOM
7. 2026-06-13
   days on market $79,900 Active 8 DOM
8. 2026-06-12
   days on market $79,900 Active 7 DOM
9. 2026-06-09
   days on market $79,900 Active 4 DOM
10. 2026-06-08
    days on market $79,900 Active 3 DOM
11. 2026-06-07
    days on market $79,900 Active 2 DOM
12. 2026-06-07
    remarks 389-char remark
13. 2026-06-07
    listed $79,900 Active 1 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,847
• − Mortgage interest: −$4,476
• − Property taxes: −$1,647
• − Insurance: −$400
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$2,324
• Taxable income: $6,145
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $5,550/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

+10.2% since first listed

12 events — show timeline

• 2026-06-05 Listed $79,900 CNYIS
• 2024-07-22 Sold (MLS) $27,000 CNYIS
• 2024-07-19 Sold (Public Records) $54,000 Public Records
• 2024-01-01 Pending — CNYIS
• 2023-12-31 Price Changed $32,500 CNYIS
• 2023-12-24 Price Changed $37,500 CNYIS
• 2023-12-17 Price Changed $42,500 CNYIS
• 2023-12-11 Price Changed $47,500 CNYIS
• 2023-11-10 Price Changed $57,500 CNYIS
• 2023-10-30 Price Changed $62,499 CNYIS
• 2023-10-27 Price Changed $62,500 CNYIS
• 2023-10-25 Listed $72,500 CNYIS

Property tax history

+1.6%/yr

Latest (2025): $1,647 · +1.6% YoY. Source: county tax records.