195 Pink School Rd · Canton, NY 13617

$34,900

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 79 Days on market

Built 1986 1.00 ac lot

---

Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single wide manufactured home built in 1986. Affordable housing situated in a rural setting on the outskirts of Canton. Home next door is also for sale by the same owner. Buy separately or as an additional rental property.

Key facts

• 1 acre lot
• Built 1986
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.5% vs local median 3.0% in Canton — 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 76/100 on livability (#218 in NY, #3,402 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D, amenities D-, commute F.
• Canton Central School District (rural): math 49% / reading 59% proficiency, ranked #321 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($241 loan paydown + $3k appreciation (10.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $35k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 B-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?
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: 3.46% ✓
• Cap rate: 29.52%
• Cash-on-cash: 82.95%
• DSCR: 4.69
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.6%
• Equity multiple: 7.35×
• Total profit: $62,072
• Equity at exit: $31,441

10-year hold

• IRR: 87.6%
• Equity multiple: 16.25×
• Total profit: $149,043
• Equity at exit: $67,803

Cash invested: $9,772 (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 13617

• Home prices YoY: 22.5%
• Active inventory: 63
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $676

Break-even live

Break-even rent $354

Max offer price $34,900

Occupancy floor 39%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $34,900 Active 79 DOM
2. 2026-06-17
   days on market $34,900 Active 78 DOM
3. 2026-06-16
   days on market $34,900 Active 77 DOM
4. 2026-06-15
   days on market $34,900 Active 76 DOM
5. 2026-06-13
   days on market $34,900 Active 74 DOM
6. 2026-06-12
   pricedays on market $34,900 Active 73 DOM
7. 2026-06-09
   days on market $39,900 Active 70 DOM
8. 2026-06-08
   days on market $39,900 Active 69 DOM
9. 2026-06-07
   days on market $39,900 Active 68 DOM
10. 2026-06-07
    days on market $39,900 Active 67 DOM
11. 2026-06-04
    days on market $39,900 Active 64 DOM
12. 2026-06-02
    days on market $39,900 Active 63 DOM
13. 2026-06-01
    days on market $39,900 Active 62 DOM
14. 2026-05-31
    days on market $39,900 Active 61 DOM
15. 2026-03-30
    listed $39,900 Active 223-char remark

    Show marketing remark (223 chars)

    Single wide manufactured home built in 1986. Affordable housing situated in a rural setting on the outskirts of Canton. Home next door is also for sale by the same owner. Buy separately or as an additional rental property.

16. 2009-06-30
    soldstatus $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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 1/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,508
• − Mortgage interest: −$1,955
• − Property taxes: −$985
• − Insurance: −$174
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,015
• Taxable income: $8,057
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,172/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: Canton Central School District
• NCES district ID: 3606470
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,157
• Composite: 46.27/100
• National rank: #2481
• State rank: #321 of 590 in NY

Livability — Canton

• Score: 76/100
• State rank: #218
• US rank: #3402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,294

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 308.0415
• 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

+232.5% since first listed

2 events — show timeline

• 2026-03-30 Listed $39,900 SLCMLS
• 2009-06-30 Sold (Public Records) $12,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $985 · +0.4% YoY. Source: county tax records.