17 E Main St · Canisteo, NY 14823

$159,999

3 bd · 1.5 ba · 2,134 sqft · SingleFamily public records · 51 Days on market

Built 1872 7,405 sqft lot $75/sqft · 8% below area Est $174k · 8% under

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Why this score? — see what drove the D+ 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).

• ARV discount +11.2/15.0
• Cash flow +9.2/30.0
• Appreciation +9.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and charming brick home situated on a desirable corner lot, featuring a detached garage and an attached deck perfect for outdoor entertaining. Inside, the main level offers plenty of living space with two comfortable living rooms, a formal dining room, a bedroom, and a half bathroom, providing flexible options for guests or a home office. Upstairs, you’ll find three generous bedrooms and a full bathroom, offering room for the whole household. Take advantage of the functional layout and make this house your own! Open House scheduled for Sunday, April 19, 2026, from 1:00 PM -2:30 PM.

Key facts

• Attached deck
• Formal dining room
• Brick home

Tags

• BRICK HOME
• CORNER LOT
• DETACHED GARAGE
• ATTACHED DECK
• TWO LIVING ROOMS
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (21.2% below list).
• Recommended offer: $126k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#556 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Canisteo-Greenwood CSD (rural): math 51% / reading 53% proficiency, ranked #354 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,126 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $174,302
• List price: $159,999
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Stephens St	0.20mi	3/1.5	2,148 (+1%)	10mo	$190,000	$88	81
31 Russell St	0.15mi	4/1.0 (+1)	2,172 (+2%)	21mo	$154,397	$71	66
23 Union St	0.36mi	3/2.5	2,019 (-5%)	16mo	$50,000	$25	57
96 Greenwood St	0.44mi	4/2.5 (+1)	2,156 (+1%)	22mo	$140,000	$65	50
52 Cliffside Dr	0.66mi	3/2.5	1,928 (-10%)	22mo	$210,000	$109	31

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

Projected returns pro-forma

8.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.35×
• Total profit: $60,403
• Equity at exit: $123,771

10-year hold

• IRR: 17.0%
• Equity multiple: 5.04×
• Total profit: $181,066
• Equity at exit: $247,827

Cash invested: $44,800 (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 14823

• Home prices YoY: 2.8%
• Active inventory: 28
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-120

Break-even live

Break-even rent $1,413

Max offer price $138,878

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   days on market $159,999 Active 51 DOM
2. 2026-06-03
   days on market $159,999 Active 50 DOM
3. 2026-06-02
   days on market $159,999 Active 49 DOM
4. 2026-06-01
   days on market $159,999 Active 48 DOM
5. 2026-05-31
   days on market $159,999 Active 47 DOM
6. 2026-05-30
   days on market $159,999 Active 46 DOM
7. 2026-04-14
   listed $159,999 Active 603-char remark

   Show marketing remark (603 chars)

   Spacious and charming brick home situated on a desirable corner lot, featuring a detached garage and an attached deck perfect for outdoor entertaining. Inside, the main level offers plenty of living space with two comfortable living rooms, a formal dining room, a bedroom, and a half bathroom, providing flexible options for guests or a home office. Upstairs, you’ll find three generous bedrooms and a full bathroom, offering room for the whole household. Take advantage of the functional layout and make this house your own! Open House scheduled for Sunday, April 19, 2026, from 1:00 PM -2:30 PM.

8. 2026-01-22
   historical
9. 2025-11-07
   price $155,900
10. 2025-10-10
    listed $164,900 Active
11. 2018-09-22
    historical
12. 2018-04-16
    listed $12,000

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$91/yr (+$8/mo · 3.6%)

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

Taxation est. · year 1

• Rental income: $15,135
• − Mortgage interest: −$8,962
• − Property taxes: −$2,523
• − Insurance: −$800
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,655
• Taxable loss: −$4,226
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $-420/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: Canisteo-Greenwood CSD
• NCES district ID: 3600124
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 53% ▲ 7.00%
• Median HH income: $47,928
• Composite: 44.25/100
• National rank: #2843
• State rank: #354 of 590 in NY

Livability — Canisteo

• Score: 68/100
• State rank: #556
• US rank: #9982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canisteo, NY
• Population (ZIP): 3,697

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 3%
• Common ancestry: Romanian 7% Slovak 4% Iranian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Chinese 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.20%
• Current HPI: 304.2112
• 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

+1233.3% since first listed

6 events — show timeline

• 2026-04-14 Listed $159,999 UNYREIS
• 2026-01-22 Listing Removed — UNYREIS
• 2025-11-07 Price Changed $155,900 UNYREIS
• 2025-10-10 Listed $164,900 UNYREIS
• 2018-09-22 Listing Removed — UNYREIS
• 2018-04-16 Listed $12,000 UNYREIS

Property tax history

+6.1%/yr

Latest (2025): $2,523 · -3.0% YoY. Source: county tax records.