7924 Brownell Rd · Chittenango, NY 13037

$100,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 12 Days on market

Built 1965 0.91 ac lot

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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
• ARV discount +7.5/15.0
• 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

Tucked along a peaceful rural road, this property is full of potential for the buyer with vision. In need of updates and a partial new roof (rear roof is metal), the home offers a fantastic opportunity for investors, renovators, or anyone looking to restore its charm and build equity. Spacious lot, country setting, public water, and endless possibilities make this a project worth exploring. Bring your ideas and transform this diamond in the rough into something special! Best & Final offers due by 4:00pm Sat 5/23.

Key facts

• Spacious lot
• Partial new roof
• Public water

Tags

• PARTIAL NEW ROOF
• SPACIOUS LOT
• PUBLIC WATER

Property features AI

Exterior

• Parking: Attached garage (approx. 1.5 car)
• Utilities: High-speed internet available; Public water connected; Septic tank
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Aluminum siding; Block foundation
• Exterior features: Gravel driveway; Rectangular, rural lot (approximately 0.91 acres; dimensions ~100 x 300)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Eat-in kitchen; Separate formal living room; Home office; Full basement; One fireplace
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 18.9% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $100k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.46% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.15%
• DSCR: 3.01
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $286,272
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8019 Devaul Rd	0.58mi	3/2.5	1,474 (+10%)	10mo	$313,500	$213	43
1218 Chestnut Ridge Rd	0.43mi	3/2.0	1,538 (+14%)	21mo	$255,000	$166	34
952 Chestnut Ridge Rd	0.63mi	2/1.0 (-1)	1,156 (-14%)	18mo	$305,000	$264	27

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: 42.3%
• Equity multiple: 2.82×
• Total profit: $51,057
• Equity at exit: $14,910

10-year hold

• IRR: 48.5%
• Equity multiple: 5.70×
• Total profit: $131,504
• Equity at exit: $8,646

Cash invested: $28,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$320 /mo · $3,841/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,054

Break-even live

Break-even rent $1,122

Max offer price $100,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,110	-5% $1,082	+0% $1,054	+5% $1,025	+10% $997
Rent	-10% $860	-5% $957	+0% $1,054	+5% $1,151	+10% $1,248
Rate	-1.0pp $1,104	-0.5pp $1,079	base $1,054	+0.5pp $1,028	+1.0pp $1,001

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   statusdays on market $100,000 Pending 12 DOM
2. 2026-05-31
   days on market $100,000 Active Under Contract 11 DOM
3. 2026-05-30
   days on market $100,000 Active Under Contract 10 DOM
4. 2026-05-20
   listed $100,000 Active
5. 2001-09-17
   soldstatus $51,600
6. 2001-06-14
   soldstatus $51,048

ⓘ 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: $3,841 · $320/mo
• Projected year-2 tax: $3,841 · $320/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,465
• − Mortgage interest: −$5,602
• − Property taxes: −$3,841
• − Insurance: −$500
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$2,909
• Taxable income: $11,899
• Est. tax owed @ 24.0%: −$2,856
• After-tax cash flow: $9,787/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

• 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

+95.9% since first listed

3 events — show timeline

• 2026-05-20 Listed $100,000 CNYIS
• 2001-09-17 Sold (Public Records) $51,600 Public Records
• 2001-06-14 Sold (Public Records) $51,048 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,841 · +2.4% YoY. Source: county tax records.