128 Saltonstall St · Canandaigua, NY 14424

$59,900

5 bd · 1.0 ba · 1,444 sqft · SingleFamily · 2 Days on market

Built 1830 9,648 sqft lot

---

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
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

Key facts

• Unfinished space
• 2 stairways
• 2 driveways

Tags

• 2 STAIRWAYS
• 2 DRIVEWAYS
• UNFINISHED SPACE
• WALKING DISTANCE FROM SHOPS
• ACROSS FROM BUS LINE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 36.6% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1830 — 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. Schools are B-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?
4. 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.
5. 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.
6. 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: 4.07% ✓
• Cap rate: 36.62%
• Cash-on-cash: 108.31%
• DSCR: 5.82
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $255,588
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Phoenix	0.26mi	4/1.0 (-1)	1,624 (+12%)	22mo	$92,900	$57	44
156 Telyea St	0.74mi	4/1.0 (-1)	1,296 (-10%)	14mo	$230,000	$177	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.94×
• Total profit: $99,638
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: 17.08×
• Total profit: $269,751
• Equity at exit: $5,179

Cash invested: $16,772 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,514

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 33%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Granger St Canandaigua, NY	4.0	1.5	1740	$2,700	$1.55	44d	1	1.06mi

Listing history 33 events

1. 2026-03-13
   soldstatus $60,000 Closed 822-char remark

   Show marketing remark (822 chars)

   This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

2. 2026-02-05
   status Pending 822-char remark

   Show marketing remark (822 chars)

   This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

3. 2026-02-05
   status Pending

   Show marketing remark (822 chars)

   This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

4. 2026-02-02
   listed $59,900 Active 822-char remark

   Show marketing remark (822 chars)

   This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

5. 2026-02-02
   listed $59,900 Active

   Show marketing remark (822 chars)

   This is a $20,000 Reduction !! Invest Here!! Fixer-Upper! Experienced Buyers! Take a LOOK. This home needs your work/love and you can change this 1,444 sq Ft (as designated in the tax records) to grow into a 2,720 Sq Ft home without an addition. The main floor is 1,276 sq ft and it includes an under-house, single-car garage (or not), if you wish. This space is designated in the tax records as an unfinished space and used to be a workshop years ago with family living upstairs. The second floor is the 1,444 sq ft with 7 rooms. Zoned for either single-family or multi-family. Located approximately 1/2 mile from Canandaigua Lake, walking-distance from the great shops on Main Street and across from the bus line. This home offers a great opportunity! The present condition of this home is poor and will be sold -as-is.

6. 2026-01-31
   historical
7. 2026-01-31
   historical
8. 2026-01-22
   price $64,900
9. 2026-01-22
   price $64,900
10. 2025-11-26
    price $79,900
11. 2025-11-26
    price $79,900
12. 2025-11-11
    price $84,900
13. 2025-11-11
    price $84,900
14. 2025-10-08
    listed $89,500 Active
15. 2025-10-08
    listed $89,500 Active
16. 2025-02-17
    status Pending
17. 2025-02-17
    status Pending
18. 2025-02-12
    price $79,900
19. 2025-02-12
    price $79,900
20. 2025-02-12
    historical
21. 2025-02-12
    historical
22. 2025-01-29
    price $99,900
23. 2025-01-29
    price $99,900
24. 2025-01-07
    listed $114,900 Active
25. 2024-12-30
    listed $114,900 Active
26. 2024-12-24
    historical
27. 2024-12-24
    historical
28. 2024-12-03
    price $119,000
29. 2024-12-03
    price $119,000
30. 2024-11-09
    price $139,000
31. 2024-11-09
    price $139,000
32. 2024-10-22
    listed $155,000 Active
33. 2024-10-14
    listed $155,000 Active

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

Taxation est. · year 1

• Rental income: $29,282
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$1,743
• Taxable income: $18,301
• Est. tax owed @ 24.0%: −$4,392
• After-tax cash flow: $13,773/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canandaigua, NY
• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• Metro: Rochester, NY
• 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

-61.3% since first listed

33 events — show timeline

• 2026-03-13 Sold (MLS) $60,000 UNYREIS
• 2026-02-05 Pending — UNYREIS
• 2026-02-05 Pending — UNYREIS
• 2026-02-02 Listed $59,900 UNYREIS
• 2026-02-02 Listed $59,900 UNYREIS
• 2026-01-31 Listing Removed — UNYREIS
• 2026-01-31 Listing Removed — UNYREIS
• 2026-01-22 Price Changed $64,900 UNYREIS
• 2026-01-22 Price Changed $64,900 UNYREIS
• 2025-11-26 Price Changed $79,900 UNYREIS
• 2025-11-26 Price Changed $79,900 UNYREIS
• 2025-11-11 Price Changed $84,900 UNYREIS
• 2025-11-11 Price Changed $84,900 UNYREIS
• 2025-10-08 Listed $89,500 UNYREIS
• 2025-10-08 Listed $89,500 UNYREIS
• 2025-02-17 Pending — UNYREIS
• 2025-02-17 Pending — UNYREIS
• 2025-02-12 Price Changed $79,900 UNYREIS
• 2025-02-12 Price Changed $79,900 UNYREIS
• 2025-02-12 Listing Removed — UNYREIS
• 2025-02-12 Listing Removed — UNYREIS
• 2025-01-29 Price Changed $99,900 UNYREIS
• 2025-01-29 Price Changed $99,900 UNYREIS
• 2025-01-07 Listed $114,900 UNYREIS
• 2024-12-30 Listed $114,900 UNYREIS
• 2024-12-24 Listing Removed — UNYREIS
• 2024-12-24 Listing Removed — UNYREIS
• 2024-12-03 Price Changed $119,000 UNYREIS
• 2024-12-03 Price Changed $119,000 UNYREIS
• 2024-11-09 Price Changed $139,000 UNYREIS
• 2024-11-09 Price Changed $139,000 UNYREIS
• 2024-10-22 Listed $155,000 UNYREIS
• 2024-10-14 Listed $155,000 UNYREIS