605 Webber Dr · Chittenango, NY 13037

$216,900

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 6 Days on market

Built 1953 7,405 sqft lot Est $166k · 30% over

---

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).

• Cash flow +17.4/30.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready with complete top-to-bottom renovation! This beautifully updated ranch-style home has been completely gutted to the studs and rebuilt new just 5-years ago. As you enter you'll notice the new flooring throughout, new windows, sheetrock, and paint. The modern eat-in kitchen features an island, a stainless steel sink, new stainless steel appliances, plus a gas stove! Wait until you see the spacious primary bedroom, which offers a private retreat with its own ensuite full bathroom, a walk-in closet, and sliding glass doors leading out back. There is a new furnace, new plumbing, updated electrical, a new hot water heater, new insulation, and fully renovated bathrooms. A standout fe

Key facts

• New flooring
• Gas stove
• New windows

Tags

• TOP-TO-BOTTOM RENOVATION
• NEW FLOORING
• NEW WINDOWS
• MODERN EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS STOVE

Property features AI

Exterior

• Parking: Attached garage with workshop and storage; Garage has electricity and a garage door opener
• Utilities: Public water (connected); Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation; Existing (previously built) home
• Exterior features: Blacktop driveway; Rectangular residential lot, approximately 0.17 acres (50 x 150); City street frontage

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Eat-in kitchen; Kitchen island; Separate/formal living room; Sliding doors; Sliding glass door(s); Bedroom on main level; Bath in primary bedroom; Main level primary
• Laundry & utility: Washer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $217k).
• Cap rate 7.2% vs local median 4.0% 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.
• Zoned schools: Bolivar Road Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 490 students, 37% FRL); Chittenango Middle School (math 47% / reading 61%, grade B-, #225 of 729 statewide, top 31%, 562 students, 42% FRL); Chittenango High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 623 students, 38% FRL).
• Market conditions: 74 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 $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $53k; list at $217k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,900

Questions for the listing agent

1. Built in 1953 — 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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Charles St	0.06mi	3/1.0	810 (-8%)	5mo	$47,000	$58	80
608 Forbes Ave	0.23mi	3/1.0	942 (+7%)	8mo	$189,900	$202	70
815 Norton Ave	0.23mi	3/1.0	959 (+9%)	5mo	$212,000	$221	70
319 Edwin St	0.26mi	3/1.0	936 (+6%)	10mo	$224,500	$240	69
702 Webber Dr	0.06mi	3/1.0	966 (+10%)	14mo	$140,000	$145	69
713 Forbes Ave	0.23mi	3/1.0	936 (+6%)	12mo	$170,000	$182	68
208 S Webber Dr	0.44mi	3/1.0	916 (+4%)	6mo	$55,000	$60	68
509 Bailey St	0.16mi	3/1.0	980 (+11%)	10mo	$145,000	$148	65
311 Edwin St	0.31mi	3/1.0	936 (+6%)	17mo	$180,000	$192	61
613 Webber Dr	0.04mi	2/1.0 (-1)	980 (+11%)	19mo	$166,950	$170	58
108 Laura Ct	0.57mi	3/1.0	936 (+6%)	13mo	$198,000	$212	52
411 Lake St	0.56mi	2/2.0 (-1)	952 (+8%)	23mo	$179,500	$189	32

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-24,699
• Equity at exit: $32,340

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,858
• Equity at exit: $18,754

Cash invested: $60,732 (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: 74
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$1,137
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $163

Break-even live

Break-even rent $1,975

Max offer price $216,900

Occupancy floor 88%

Sensitivity live

Price	-10% $286	-5% $224	+0% $163	+5% $102	+10% $40
Rent	-10% $-9	-5% $77	+0% $163	+5% $249	+10% $335
Rate	-1.0pp $272	-0.5pp $218	base $163	+0.5pp $107	+1.0pp $50

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-14
   statusdays on market $216,900 Pending 6 DOM
2. 2026-06-13
   days on market $216,900 Active 5 DOM
3. 2026-06-10
   days on market $216,900 Active 3 DOM
4. 2026-06-09
   days on market $216,900 Active 2 DOM
5. 2026-06-08
   remarks 699-char remark
6. 2026-06-08
   listed $216,900 Active 1 DOM

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $3,989 · $332/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 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: $26,175
• − Mortgage interest: −$12,150
• − Property taxes: −$3,989
• − Insurance: −$1,084
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,310
• Taxable loss: −$1,546
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $2,326/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

+310.9% since first listed

2 events — show timeline

• 2026-06-08 Listed $216,900 CNYIS
• 2001-09-28 Sold (Public Records) $52,785 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,989 · +3.4% YoY. Source: county tax records.