200 Mohawk St · Chittenango, NY 13037

$143,500

2 bd · 1.0 ba · 710 sqft · SingleFamily · 95 Days on market

Built 1951 5,000 sqft lot $202/sqft · 11% below area Est $160k · 11% under ↓ 1% 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 +29.9/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Lovely ranch that is in excellent condition in the village of Chittenango. New, metal roof, new, cement fiber siding. Eat-in kitchen with refrigerator and stove. Large living room, 2 generous sized bedrooms, full, updated bath, 1st floor laundry. Newer deck to backyard, access from kitchen. Newer windows. Double driveway. Only 2 blocks to Chittenango downtown. * * Cheaper than renting * * Seller can close in 60 days. * * Come See !!

Key facts

• Metal roof
• New siding
• Updated bath

Tags

• METAL ROOF
• NEW SIDING
• EAT-IN KITCHEN
• UPDATED BATH
• NEWER DECK
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $992 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,585 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1951 — 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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $160,422
• List price: $143,500
• Delta: -10.55%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Manor Dr	0.08mi	2/1.0	672 (-5%)	9mo	$149,350	$222	80
9010 Kennedy Ln Ln	0.13mi	2/1.0	800 (+13%)	4mo	$75,000	$94	70

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $10,635
• Equity at exit: $21,396

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $52,978
• Equity at exit: $12,407

Cash invested: $40,180 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$753
• Tax est. 1.5%: −$179 /mo · $2,152/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $532

Break-even live

Break-even rent $1,255

Max offer price $143,500

Occupancy floor 67%

Sensitivity live

Price	-10% $631	-5% $581	+0% $532	+5% $482	+10% $432
Rent	-10% $379	-5% $455	+0% $532	+5% $608	+10% $684
Rate	-1.0pp $604	-0.5pp $568	base $532	+0.5pp $494	+1.0pp $457

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending 445-char remark

   Show marketing remark (445 chars)

   Lovely ranch that is in excellent condition in the village of Chittenango. New, metal roof, new, cement fiber siding. Eat-in kitchen with refrigerator and stove. Large living room, 2 generous sized bedrooms, full, updated bath, 1st floor laundry. Newer deck to backyard, access from kitchen. Newer windows. Double driveway. Only 2 blocks to Chittenango downtown. * * Cheaper than renting * * Seller can close in 60 days. * * Come See !!

2. 2026-05-05
   historical Active Under Contract 445-char remark

   Show marketing remark (445 chars)

   Lovely ranch that is in excellent condition in the village of Chittenango. New, metal roof, new, cement fiber siding. Eat-in kitchen with refrigerator and stove. Large living room, 2 generous sized bedrooms, full, updated bath, 1st floor laundry. Newer deck to backyard, access from kitchen. Newer windows. Double driveway. Only 2 blocks to Chittenango downtown. * * Cheaper than renting * * Seller can close in 60 days. * * Come See !!

3. 2026-03-21
   price $143,500 445-char remark

   Show marketing remark (445 chars)

   Lovely ranch that is in excellent condition in the village of Chittenango. New, metal roof, new, cement fiber siding. Eat-in kitchen with refrigerator and stove. Large living room, 2 generous sized bedrooms, full, updated bath, 1st floor laundry. Newer deck to backyard, access from kitchen. Newer windows. Double driveway. Only 2 blocks to Chittenango downtown. * * Cheaper than renting * * Seller can close in 60 days. * * Come See !!

4. 2026-02-06
   listed $145,000 Active 445-char remark

   Show marketing remark (445 chars)

   Lovely ranch that is in excellent condition in the village of Chittenango. New, metal roof, new, cement fiber siding. Eat-in kitchen with refrigerator and stove. Large living room, 2 generous sized bedrooms, full, updated bath, 1st floor laundry. Newer deck to backyard, access from kitchen. Newer windows. Double driveway. Only 2 blocks to Chittenango downtown. * * Cheaper than renting * * Seller can close in 60 days. * * Come See !!

ⓘ 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 5/10 Major FEMA zone X · 42% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $23,139
• − Mortgage interest: −$8,038
• − Property taxes: −$2,152
• − Insurance: −$718
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,175
• Taxable income: $4,354
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $5,334/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

-1.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — CNYIS
• 2026-05-05 Contingent — CNYIS
• 2026-03-21 Price Changed $143,500 CNYIS
• 2026-02-06 Listed $145,000 CNYIS