257 W Genesee St · Chittenango, NY 13037

$175,000

1 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 20 Days on market

Built 1970 2,614 sqft lot Est $243k · 28% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 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

GREAT INCOME OPPORTUNITY !!!! Just follow the yellow brick road to this cute home in the village of Chittenango. 2 beds and 1.5 baths with new composite deck off back along with shed overlooking private back yard. Newer windows & roof. Walking distance to stores, school, & casino. GREAT PRICE, GREAT INVESTMENT Make your appointment now!!

Key facts

• Covered porch
• Back deck
• 2,614 sq ft lot

Tags

• PRIVATE EXTERIOR ENTRANCE
• COVERED PORCH
• BACK DECK
• LARGE LIVING AND DINING ROOM
• WALKABLE VILLAGE LOCATION

Property features AI

Exterior

• Parking: No garage; Driveway; Shared driveway
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: Two-story home; Existing/previously built property
• Construction: Vinyl siding; Architectural shingle roof; Poured foundation; Rectangular lot; 60x120; Road frontage on a main thoroughfare
• Exterior features: Open porch; See remarks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Mixed/varies
• Bathrooms: One full bathroom; One half bathroom; Main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Open living/dining area; Primary bedroom with private bath; Crawl space basement
• Laundry & utility: Upper-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $90k; list at $175k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $242,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 W Genesee St	0.69mi	2/2.0 (+1)	1,248 (-3%)	18mo	$235,000	$188	40
622 Manor Dr	0.70mi	2/1.0 (+1)	1,152 (-11%)	16mo	$148,000	$128	29

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $12,610
• Equity at exit: $26,093

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $63,820
• Equity at exit: $15,131

Cash invested: $49,000 (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: $2,336 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$212 /mo · $2,549/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $643

Break-even live

Break-even rent $1,523

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $175,000 Active 20 DOM
2. 2026-06-17
   days on market $175,000 Active 19 DOM
3. 2026-06-16
   days on market $175,000 Active 18 DOM
4. 2026-06-15
   days on market $175,000 Active 17 DOM
5. 2026-06-14
   days on market $175,000 Active 15 DOM
6. 2026-06-13
   days on market $175,000 Active 14 DOM
7. 2026-06-10
   days on market $175,000 Active 12 DOM
8. 2026-06-09
   days on market $175,000 Active 11 DOM
9. 2026-06-08
   days on market $175,000 Active 10 DOM
10. 2026-06-07
    days on market $175,000 Active 9 DOM
11. 2026-06-02
    days on market $175,000 Active 4 DOM
12. 2026-06-01
    days on market $175,000 Active 3 DOM
13. 2026-05-31
    days on market $175,000 Active 2 DOM
14. 2026-05-29
    listed $175,000 Active
15. 2022-06-27
    soldstatus $89,900
16. 2022-06-22
    soldstatus $89,900 Closed Sale or Rented 351-char remark

    Show marketing remark (351 chars)

    GREAT INCOME OPPORTUNITY !!!! Just follow the yellow brick road to this cute home in the village of Chittenango. 2 beds and 1.5 baths with new composite deck off back along with shed overlooking private back yard. Newer windows & roof. Walking distance to stores, school, & casino. GREAT PRICE, GREAT INVESTMENT Make your appointment now!!

17. 2022-04-03
    status Under Contract- Do Not Show 351-char remark

    Show marketing remark (351 chars)

    GREAT INCOME OPPORTUNITY !!!! Just follow the yellow brick road to this cute home in the village of Chittenango. 2 beds and 1.5 baths with new composite deck off back along with shed overlooking private back yard. Newer windows & roof. Walking distance to stores, school, & casino. GREAT PRICE, GREAT INVESTMENT Make your appointment now!!

18. 2022-04-01
    listed $89,900 Active 351-char remark

    Show marketing remark (351 chars)

    GREAT INCOME OPPORTUNITY !!!! Just follow the yellow brick road to this cute home in the village of Chittenango. 2 beds and 1.5 baths with new composite deck off back along with shed overlooking private back yard. Newer windows & roof. Walking distance to stores, school, & casino. GREAT PRICE, GREAT INVESTMENT Make your appointment now!!

19. 2013-09-16
    soldstatus $45,000
20. 2013-09-14
    historical 345-char remark

    Show marketing remark (345 chars)

    Great location for a service type business or office. Move in condition with no work needed to be up and running. Was previously used as a lawyers office and most recently used by a engineering company. Large executive office suite on second floor with private bathroom. Attached is a copy of zoning map and traffic flow data for Genesee Street.

21. 2013-09-13
    soldstatus $45,000 345-char remark

    Show marketing remark (345 chars)

    Great location for a service type business or office. Move in condition with no work needed to be up and running. Was previously used as a lawyers office and most recently used by a engineering company. Large executive office suite on second floor with private bathroom. Attached is a copy of zoning map and traffic flow data for Genesee Street.

22. 2011-11-21
    listed $46,900 345-char remark

    Show marketing remark (345 chars)

    Great location for a service type business or office. Move in condition with no work needed to be up and running. Was previously used as a lawyers office and most recently used by a engineering company. Large executive office suite on second floor with private bathroom. Attached is a copy of zoning map and traffic flow data for Genesee Street.

23. 2007-05-31
    soldstatus $51,500
24. 2006-08-03
    listed $67,900
25. 2005-01-04
    soldstatus $35,513

ⓘ 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: $2,549 · $212/mo
• Projected year-2 tax: $2,753 · $229/mo
• Expected delta: +$204/yr (+$17/mo · 8.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 27% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,038
• − Mortgage interest: −$9,803
• − Property taxes: −$2,549
• − Insurance: −$875
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$5,091
• Taxable income: $5,234
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $6,457/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

+392.8% since first listed

12 events — show timeline

• 2026-05-29 Listed $175,000 CNYIS
• 2022-06-27 Sold (Public Records) $89,900 Public Records
• 2022-06-22 Sold (MLS) $89,900 CNYIS
• 2022-04-03 Pending — CNYIS
• 2022-04-01 Listed $89,900 CNYIS
• 2013-09-16 Sold (Public Records) $45,000 Public Records
• 2013-09-14 Listing Removed — CNYIS
• 2013-09-13 Sold (MLS) $45,000 CNYIS
• 2011-11-21 Listed $46,900 CNYIS
• 2007-05-31 Sold (MLS) $51,500 CNYIS
• 2006-08-03 Listed $67,900 CNYIS
• 2005-01-04 Sold (Public Records) $35,513 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,549 · +1.5% YoY. Source: county tax records.