611 Cain St · Chittenango, NY 13037

$155,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 6 Days on market

Built 1952 7,405 sqft lot $231/sqft · at area comps Est $154k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.0/10.0
• ARV discount +7.0/15.0
• 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

SOME NICE THINGS COME IN SMALL PACKAGES, FOR INSTANCE THIS NICELY UPDATED 2 BEDROOM RANCH HOUSE. NEW KITCHEN CABINETS, COUNTERS AND ALL APPLIANCES. NEW LAMINATE FLOOR IN LIVING ROOM, NEW CARPET IN BOTH BEDROOMS, NEW CERAMIC FLOOR, SINK, FIBERGLASS TUB IN UPDATED BATHROOM, AND A FRESHLY PAINTED INTERIOR. THIS HOME OFFERS A DEEP FENCED REAR YARD WITH A 20X24 GARAGE FOR ALL YOUR STORAGE NEEDS. ALSO THERE IS ROOM FOR A STACKABLE WASHER AND DRYER IN HALLWAY LEADING TO THE BEDROOMS WITH PLUMBING AND WIRING IN PLACE.

Key facts

• Backyard privacy
• Parks
• Dining

Tags

• FENCED-IN LOT
• BACKYARD PRIVACY
• LOCAL SHOPS
• DINING
• PARKS
• SCHOOLS

Property features AI

Exterior

• Parking: Detached garage with storage and workshop; One garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built as existing structure
• Exterior features: Blacktop driveway; Rectangular lot (50 x 150)

Interior

• Kitchen: Electric range; Electric oven
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Ductless heating; Ductless cooling; Wall-mounted cooling unit(s)
• Interior features: Separate/formal living room; Combined living/dining room; Bedroom on main level
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 9.0% 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $98k; list at $156k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,500

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 1.20% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $153,757
• List price: $155,500
• Delta: 1.13%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Cain St	0.06mi	2/1.0	672 (0%)	12mo	$145,000	$216	87
703 Forbes Ave	0.15mi	2/1.0	672 (0%)	12mo	$152,600	$227	83
704 Norton Ave	0.08mi	2/1.0	672 (0%)	18mo	$112,000	$167	81

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,023
• Equity at exit: $23,186

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $26,097
• Equity at exit: $13,445

Cash invested: $43,540 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$815
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $347

Break-even live

Break-even rent $1,432

Max offer price $155,500

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   listed $155,500 Active 623-char remark
2. 2020-08-31
   soldstatus $97,500
3. 2020-08-26
   soldstatus $97,500 Closed Sale or Rented 517-char remark

   Show marketing remark (517 chars)

   SOME NICE THINGS COME IN SMALL PACKAGES, FOR INSTANCE THIS NICELY UPDATED 2 BEDROOM RANCH HOUSE. NEW KITCHEN CABINETS, COUNTERS AND ALL APPLIANCES. NEW LAMINATE FLOOR IN LIVING ROOM, NEW CARPET IN BOTH BEDROOMS, NEW CERAMIC FLOOR, SINK, FIBERGLASS TUB IN UPDATED BATHROOM, AND A FRESHLY PAINTED INTERIOR. THIS HOME OFFERS A DEEP FENCED REAR YARD WITH A 20X24 GARAGE FOR ALL YOUR STORAGE NEEDS. ALSO THERE IS ROOM FOR A STACKABLE WASHER AND DRYER IN HALLWAY LEADING TO THE BEDROOMS WITH PLUMBING AND WIRING IN PLACE.

4. 2020-08-02
   status Pending Sale 517-char remark

   Show marketing remark (517 chars)

   SOME NICE THINGS COME IN SMALL PACKAGES, FOR INSTANCE THIS NICELY UPDATED 2 BEDROOM RANCH HOUSE. NEW KITCHEN CABINETS, COUNTERS AND ALL APPLIANCES. NEW LAMINATE FLOOR IN LIVING ROOM, NEW CARPET IN BOTH BEDROOMS, NEW CERAMIC FLOOR, SINK, FIBERGLASS TUB IN UPDATED BATHROOM, AND A FRESHLY PAINTED INTERIOR. THIS HOME OFFERS A DEEP FENCED REAR YARD WITH A 20X24 GARAGE FOR ALL YOUR STORAGE NEEDS. ALSO THERE IS ROOM FOR A STACKABLE WASHER AND DRYER IN HALLWAY LEADING TO THE BEDROOMS WITH PLUMBING AND WIRING IN PLACE.

5. 2020-06-19
   historical Continue to Show- Under Contract 517-char remark

   Show marketing remark (517 chars)

   SOME NICE THINGS COME IN SMALL PACKAGES, FOR INSTANCE THIS NICELY UPDATED 2 BEDROOM RANCH HOUSE. NEW KITCHEN CABINETS, COUNTERS AND ALL APPLIANCES. NEW LAMINATE FLOOR IN LIVING ROOM, NEW CARPET IN BOTH BEDROOMS, NEW CERAMIC FLOOR, SINK, FIBERGLASS TUB IN UPDATED BATHROOM, AND A FRESHLY PAINTED INTERIOR. THIS HOME OFFERS A DEEP FENCED REAR YARD WITH A 20X24 GARAGE FOR ALL YOUR STORAGE NEEDS. ALSO THERE IS ROOM FOR A STACKABLE WASHER AND DRYER IN HALLWAY LEADING TO THE BEDROOMS WITH PLUMBING AND WIRING IN PLACE.

6. 2020-06-16
   listed $93,500 Active 517-char remark

   Show marketing remark (517 chars)

   SOME NICE THINGS COME IN SMALL PACKAGES, FOR INSTANCE THIS NICELY UPDATED 2 BEDROOM RANCH HOUSE. NEW KITCHEN CABINETS, COUNTERS AND ALL APPLIANCES. NEW LAMINATE FLOOR IN LIVING ROOM, NEW CARPET IN BOTH BEDROOMS, NEW CERAMIC FLOOR, SINK, FIBERGLASS TUB IN UPDATED BATHROOM, AND A FRESHLY PAINTED INTERIOR. THIS HOME OFFERS A DEEP FENCED REAR YARD WITH A 20X24 GARAGE FOR ALL YOUR STORAGE NEEDS. ALSO THERE IS ROOM FOR A STACKABLE WASHER AND DRYER IN HALLWAY LEADING TO THE BEDROOMS WITH PLUMBING AND WIRING IN PLACE.

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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: $22,458
• − Mortgage interest: −$8,710
• − Property taxes: −$3,013
• − Insurance: −$778
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,524
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,724/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

+66.3% since first listed

8 events — show timeline

• 2026-05-21 Pending — CNYIS
• 2026-05-19 Contingent — CNYIS
• 2026-05-15 Listed $155,500 CNYIS
• 2020-08-31 Sold (Public Records) $97,500 Public Records
• 2020-08-26 Sold (MLS) $97,500 CNYIS
• 2020-08-02 Pending — CNYIS
• 2020-06-19 Contingent — CNYIS
• 2020-06-16 Listed $93,500 CNYIS

Property tax history

+1.0%/yr

Latest (2025): $3,013 · +3.4% YoY. Source: county tax records.