179 Pink School Rd · Canton, NY 13617

$139,900

3 bd · 1.0 ba · 1,501 sqft · SingleFamily · 81 Days on market

Built 1972 Poor condition 1.80 ac lot $93/sqft · 5% below area Est $147k · 5% under

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Why this score? — see what drove the C 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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

One story ranch in rural setting with single wide home all set up. There is a third pad where there used to be a third home set up on this property as well. Plenty of garage space here for many options for workspace, winter storage, entertainment or whatever you may need. Fenced yard for convenience. The adjacent property is also for sale separately by the same owner which consist of another single wide home.

Key facts

• Fenced yard
• 1.8 acre lot
• Built 1972

Tags

• FENCED YARD
• PLENTY OF GARAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (4.9% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.1% in Canton — 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 76/100 on livability (#218 in NY, #3,402 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D, amenities D-, commute F.
• Canton Central School District (rural): math 49% / reading 59% proficiency, ranked #321 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $147,499
• List price: $139,900
• Delta: -5.15%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $81,557
• Equity at exit: $126,033

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $236,010
• Equity at exit: $271,795

Cash invested: $39,172 (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 13617

• Home prices YoY: 22.5%
• Active inventory: 64
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $84

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $181	-5% $132	+0% $84	+5% $36	+10% $-13
Rent	-10% $-21	-5% $31	+0% $84	+5% $136	+10% $189
Rate	-1.0pp $154	-0.5pp $119	base $84	+0.5pp $48	+1.0pp $11

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $139,900 Active 81 DOM
2. 2026-06-18
   days on market $139,900 Active 79 DOM
3. 2026-06-17
   days on market $139,900 Active 78 DOM
4. 2026-06-16
   days on market $139,900 Active 77 DOM
5. 2026-06-15
   days on market $139,900 Active 76 DOM
6. 2026-06-13
   days on market $139,900 Active 74 DOM
7. 2026-06-12
   pricedays on market $139,900 Active 73 DOM
8. 2026-06-09
   days on market $149,900 Active 70 DOM
9. 2026-06-08
   days on market $149,900 Active 69 DOM
10. 2026-06-07
    days on market $149,900 Active 68 DOM
11. 2026-06-07
    days on market $149,900 Active 67 DOM
12. 2026-06-04
    days on market $149,900 Active 64 DOM
13. 2026-06-02
    days on market $149,900 Active 63 DOM
14. 2026-06-01
    days on market $149,900 Active 62 DOM
15. 2026-05-31
    days on market $149,900 Active 61 DOM
16. 2026-03-30
    listed $149,900 Active 412-char remark

    Show marketing remark (412 chars)

    One story ranch in rural setting with single wide home all set up. There is a third pad where there used to be a third home set up on this property as well. Plenty of garage space here for many options for workspace, winter storage, entertainment or whatever you may need. Fenced yard for convenience. The adjacent property is also for sale separately by the same owner which consist of another single wide home.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,960
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,070
• Taxable loss: −$1,298
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,318/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 · 5 photos

Poor 20/100 Extensive rehab

This single-family ranch home in a rural setting requires extensive repairs and maintenance, including roof replacement, exterior siding repair, HVAC system replacement, and landscaping improvements. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Peeling and damaged, indicating significant wear and tear.
• Major flooring — Visible wear and tear.
• Major interior walls/paint — Visible wear and tear.
• Major HVAC system — Visible rust and wear.
• Major landscaping — Overgrown grass and debris.
• Major foundation/structure — Visible cracks and settling.
• Major windows — Visible damage and potential leaks.

Value-add opportunities

• Both roof replacement — Significant damage and potential leaks.
• Both exterior siding repair — Peeling and damaged, indicating significant wear and tear.
• Both HVAC system replacement — Visible rust and wear.
• Both landscaping and curb appeal — Overgrown grass and debris.
• Both foundation repair — Visible cracks and settling.
• Both window repair or replacement — Visible damage and potential leaks.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and damaged, indicating significant wear and tear.	Major	$15,000–50,000
flooring · Visible wear and tear.	Major	$15,000–50,000
interior walls/paint · Visible wear and tear.	Major	$15,000–50,000
HVAC system · Visible rust and wear.	Major	$15,000–50,000
landscaping · Overgrown grass and debris.	Major	$15,000–50,000
foundation/structure · Visible cracks and settling.	Major	$15,000–50,000
windows · Visible damage and potential leaks.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both roof replacement — Significant damage and potential leaks. ↑
• Both exterior siding repair — Peeling and damaged, indicating significant wear and tear. ↑
• Both HVAC system replacement — Visible rust and wear. ↑
• Both landscaping and curb appeal — Overgrown grass and debris. ↑
• Both foundation repair — Visible cracks and settling. ↑
• Both window repair or replacement — Visible damage and potential leaks. ↑

ⓘ 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: Canton Central School District
• NCES district ID: 3606470
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,157
• Composite: 46.27/100
• National rank: #2481
• State rank: #321 of 590 in NY

Livability — Canton

• Score: 76/100
• State rank: #218
• US rank: #3402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,294

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 308.0415
• 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 event — show timeline

• 2026-03-30 Listed $149,900 SLCMLS