13149 New York 22 · Pittsfield, MA 12029

$399,000

3 bd · 1.5 ba · 1,500 sqft · SingleFamily · 189 Days on market

Built 1975 2.00 ac lot $266/sqft · 6% below area Est $425k · 6% under ↓ 17% since listing

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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 +15.9/30.0
• ARV discount +10.3/15.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 13149 NY 22, Canaan, NY 12029—a beautifully updated 3-bedroom, 1.5-bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single-level layout provides comfortable flow between the bright living spaces and the three well-sized bedrooms. Recent improvements include a brand-new roof, ensuring years of worry-free ownership. An attached heated two-car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low-maintenance full-time home, this ranch delivers a perfect blend of comfort, style, and practicality.

Key facts

• Two open acres
• Renovated bathrooms
• Updated ranch

Tags

• UPDATED RANCH
• TWO OPEN ACRES
• GLEAMING WOOD FLOORS
• RENOVATED BATHROOMS
• BRAND-NEW ROOF
• ATTACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (6.5% below list).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.6% in Pittsfield — 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 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools D.
• New Lebanon Central School District (rural): math 56% / reading 57% proficiency, ranked #313 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $425,436
• List price: $399,000
• Delta: -6.21%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Cunningham Hill Rd	0.63mi	3/2.0	1,440 (-4%)	15mo	$429,000	$298	49
116 - B Cunningham Hill Rd	0.71mi	3/2.0	1,308 (-13%)	14mo	$530,000	$405	32

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.75×
• Total profit: $-27,562
• Equity at exit: $86,001

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $14,587
• Equity at exit: $81,787

Cash invested: $111,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 12029

• Home prices YoY: -0.4%
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,731 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $190

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 90%

Sensitivity live

Price	-10% $466	-5% $328	+0% $190	+5% $52	+10% $-85
Rent	-10% $-104	-5% $43	+0% $190	+5% $338	+10% $485
Rate	-1.0pp $391	-0.5pp $292	base $190	+0.5pp $87	+1.0pp $-18

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $399,000 Active 189 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   days on market $399,000 Active 188 DOM
4. 2026-06-17
   days on market $399,000 Active 187 DOM
5. 2026-06-16
   days on market $399,000 Active 186 DOM
6. 2026-06-15
   days on market $399,000 Active 185 DOM
7. 2026-06-14
   days on market $399,000 Active 183 DOM
8. 2026-06-12
   days on market $399,000 Active 182 DOM
9. 2026-06-09
   days on market $399,000 Active 179 DOM
10. 2026-06-08
    days on market $399,000 Active 178 DOM
11. 2026-06-07
    days on market $399,000 Active 177 DOM
12. 2026-06-02
    days on market $399,000 Active 172 DOM
13. 2026-06-01
    days on market $399,000 Active 171 DOM
14. 2026-05-31
    days on market $399,000 Active 170 DOM
15. 2026-05-30
    days on market $399,000 Active 169 DOM
16. 2026-05-12
    price $399,000 946-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

17. 2026-05-12
    price $399,000 940-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

18. 2026-04-20
    price $429,000 946-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

19. 2026-04-20
    price $429,000 940-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

20. 2025-12-12
    listed $439,000 Active 946-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

21. 2025-12-12
    listed $439,000 Active 940-char remark

    Show marketing remark (940 chars)

    Welcome to 13149 NY 22, Canaan, NY 12029 a beautifully updated 3 bedroom, 1.5 bath ranch set on two open, usable acres. This home has been thoughtfully refreshed from top to bottom, offering true ease of living in a peaceful countryside setting. Step inside to find gleaming wood floors throughout, freshly painted interiors, and renovated bathrooms with crisp, modern finishes. The efficient single level layout provides comfortable flow between the bright living spaces and the three well sized bedrooms. Recent improvements include a brand new roof, ensuring years of worry free ownership. An attached heated two car garage adds convenience and storage, while the expansive yard gives you plenty of room to garden, relax, or simply enjoy the quiet surroundings. Whether you're downsizing, seeking a weekend retreat, or looking for a low maintenance full time home, this ranch delivers a perfect blend of comfort, style, and practicality.

22. 2024-11-13
    soldstatus $400,000
23. 2024-10-05
    listed $478,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,775
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,582
• − Management: −$3,582
• − Depreciation: −$11,607
• Taxable loss: −$4,327
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $3,322/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: New Lebanon Central School District
• NCES district ID: 3620430
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $60,848
• Composite: 50.96/100
• National rank: #3837
• State rank: #313 of 755 in NY

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,848
• Population (ZIP): 1,017

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 3%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 384.886
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

-16.5% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $399,000 HVCRMLS
• 2026-05-12 Price Changed $399,000 BCMLS
• 2026-04-20 Price Changed $429,000 HVCRMLS
• 2026-04-20 Price Changed $429,000 BCMLS
• 2025-12-12 Listed $439,000 BCMLS
• 2025-12-12 Listed $439,000 HVCRMLS
• 2024-11-13 Sold (MLS) $400,000 HVCRMLS
• 2024-10-05 Listed $478,000 HVCRMLS