7 Reed St · Canajoharie, NY 13317

$49,900

3 bd · 1.5 ba · 1,688 sqft · SingleFamily public records · 12 Days on market

Built 1900 4,750 sqft lot ↓ 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * INVESTMENT OPPORTUNITY * * Welcome to the newest addition to your real estate portfolio! This home has great bones and lots of potential. .. Schedule a showing today!

Key facts

• 4,750 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property; Asphalt shingle roof
• Construction: Aluminum siding; Vinyl siding; Pre-cast concrete construction
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (50 x 95)

Interior

• Kitchen: Water heater listed in equipment
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate flooring; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 69/100 on livability (#510 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Canajoharie Central School District (town): math 38% / reading 59% proficiency, ranked #414 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (9.5% local appreciation)).
• Montgomery County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $20k; list at $50k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 2.51% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.46%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $187,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Lipe Pl	0.12mi	3/2.0	1,686 (-0%)	7mo	$205,000	$122	86
14 Ridge Rd	0.23mi	3/1.0	1,680 (-0%)	7mo	$189,000	$113	81
120 Otsego St	0.07mi	4/1.5 (+1)	1,768 (+5%)	4mo	$270,000	$153	80
47 Walnut St	0.14mi	4/1.5 (+1)	1,698 (+1%)	19mo	$160,000	$94	71
99 Otsego St	0.04mi	3/1.0	1,520 (-10%)	10mo	$148,400	$98	71
95 Cliff St	0.16mi	3/1.5	1,588 (-6%)	17mo	$58,500	$37	68
35 Walnut St	0.17mi	4/1.5 (+1)	1,895 (+12%)	10mo	$210,000	$111	59
47 Orchard St	0.39mi	4/2.0 (+1)	1,800 (+7%)	8mo	$195,000	$108	57
28 Phillips Ave	0.47mi	3/1.5	1,850 (+10%)	11mo	$250,000	$135	53
35 Ridge Rd	0.38mi	3/2.0	1,856 (+10%)	19mo	$166,050	$89	48
248 Moyer St	0.63mi	3/1.0	1,780 (+6%)	15mo	$125,000	$70	47
25 Third Ave Ave	0.39mi	4/2.0 (+1)	1,482 (-12%)	15mo	$168,000	$113	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.7%
• Equity multiple: 5.76×
• Total profit: $66,569
• Equity at exit: $43,090

10-year hold

• IRR: 61.8%
• Equity multiple: 12.69×
• Total profit: $163,313
• Equity at exit: $91,011

Cash invested: $13,972 (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 13317

• Home prices YoY: 3.2%
• Active inventory: 30
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $646

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-09
   status $49,900 Pending 12 DOM
2. 2026-06-08
   days on market $49,900 Active 12 DOM
3. 2026-06-07
   days on market $49,900 Active 11 DOM
4. 2026-06-07
   days on market $49,900 Active 10 DOM
5. 2026-06-04
   days on market $49,900 Active 7 DOM
6. 2026-06-02
   days on market $49,900 Active 6 DOM
7. 2026-06-01
   days on market $49,900 Active 5 DOM
8. 2026-05-31
   days on market $49,900 Active 4 DOM
9. 2026-05-27
   listed $49,900 Active
10. 2026-04-01
    historical
11. 2026-03-24
    price $65,000
12. 2025-12-03
    price $69,900
13. 2025-07-14
    listed $89,900 Active
14. 2024-12-04
    historical $1,300
15. 2024-11-17
    listed $1,300
16. 2024-08-20
    soldstatus $20,000
17. 2011-12-16
    historical
18. 2011-06-15
    listed $49,000
19. 2003-08-21
    soldstatus $51,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,452
• Taxable income: $7,394
• Est. tax owed @ 24.0%: −$1,775
• After-tax cash flow: $5,974/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: Canajoharie Central School District
• NCES district ID: 3606300
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $49,296
• Composite: 41.39/100
• National rank: #3482
• State rank: #414 of 590 in NY

Livability — Canajoharie

• Score: 69/100
• State rank: #510
• US rank: #9061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canajoharie, NY
• Population (ZIP): 3,970

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 79% English-only · German/W. Germanic 19% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.48%
• Current HPI: 303.1499
• 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

-2.2% since first listed

11 events — show timeline

• 2026-05-27 Listed $49,900 CNYIS
• 2026-04-01 Listing Removed — Global MLS
• 2026-03-24 Price Changed $65,000 Global MLS
• 2025-12-03 Price Changed $69,900 Global MLS
• 2025-07-14 Listed $89,900 Global MLS
• 2024-12-04 Rental Removed $1,300 TURBOTENANT
• 2024-11-17 Listed for Rent $1,300 TURBOTENANT
• 2024-08-20 Sold (Public Records) $20,000 Public Records
• 2011-12-16 Listing Removed — Global MLS
• 2011-06-15 Listed $49,000 Global MLS
• 2003-08-21 Sold (Public Records) $51,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,882 · +12.3% YoY. Source: county tax records.