147 Center St · Canastota, NY 13032

$139,000

3 bd · 1.0 ba · 1,614 sqft · SingleFamily public records · 33 Days on market

Built 1930 8,712 sqft lot $86/sqft · 16% below area Est $166k · 16% under

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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 +20.7/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

Key facts

• Dining living areas
• Primary suite
• Full basement

Tags

• FULL BASEMENT
• FINISHED LAUNDRY AREA
• PRIMARY SUITE
• CERAMIC TILE FLOORING
• DINING LIVING AREAS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in Canastota — 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 73/100 on livability (#332 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Canastota Central School District (town): math 39% / reading 48% proficiency, ranked #473 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Side Elementary School (math 57% / reading 57%, grade C+, #842 of 2,108 statewide, top 43%, 180 students, 47% FRL); Roberts Street Middle School (math 26% / reading 38%, grade F, #1,646 of 2,108 statewide, top 80%, 294 students, 54% FRL); Canastota High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 561 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Madison County population projected at -24% 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $139k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (median comp): $165,998
• List price: $139,000
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Macarthur Pl	0.24mi	3/1.0	1,572 (-3%)	2mo	$105,000	$67	83
343 N Peterboro St	0.57mi	3/1.5	1,612 (-0%)	3mo	$285,000	$177	68
108 Elm St	0.45mi	3/2.0	1,632 (+1%)	10mo	$187,000	$115	65
237 James St	0.35mi	3/2.0	1,676 (+4%)	11mo	$215,000	$128	64
103 Clark St	0.42mi	3/1.0	1,484 (-8%)	8mo	$190,567	$128	60
205 Prospect St	0.46mi	3/2.0	1,542 (-4%)	12mo	$185,000	$120	57
112 Clark Cir	0.71mi	3/2.0	1,702 (+6%)	1mo	$442,500	$260	53
211 W Park St	0.34mi	4/2.0 (+1)	1,794 (+11%)	7mo	$65,000	$36	51
4 Maple Ave	0.55mi	3/2.0	1,408 (-13%)	3mo	$235,000	$167	47
3428 Seneca Tpke	0.62mi	4/2.0 (+1)	1,533 (-5%)	11mo	$197,500	$129	44
202 Lenox Ln	0.57mi	3/2.0	1,372 (-15%)	1mo	$270,000	$197	44
240 Rosewood Cir	0.75mi	3/2.0	1,402 (-13%)	10mo	$275,000	$196	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.25×
• Total profit: $87,726
• Equity at exit: $125,222

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $249,178
• Equity at exit: $270,046

Cash invested: $38,920 (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 13032

• Home prices YoY: 5.7%
• Active inventory: 54
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$307 /mo · $3,682/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $187

Break-even live

Break-even rent $1,384

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $266	-5% $226	+0% $187	+5% $148	+10% $108
Rent	-10% $59	-5% $123	+0% $187	+5% $251	+10% $315
Rate	-1.0pp $257	-0.5pp $222	base $187	+0.5pp $151	+1.0pp $114

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

2. 2026-05-04
   price $139,000 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

3. 2026-04-27
   price $149,000 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

4. 2026-04-22
   status Active 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

5. 2026-04-20
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

6. 2026-04-10
   status Active 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

7. 2026-04-03
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

8. 2026-04-01
   listed $150,000 Active 844-char remark

   Show marketing remark (844 chars)

   Spacious 3-bedroom, 2-bath Cape Cod / Bungalow with 1,614 sq ft of living space and a full basement with finished laundry area. Main level features a primary suite, kitchen with retro cabinets, ceramic tile flooring, and dining/living areas with laminate and carpet. Upper level has 2 additional bedrooms and a full bath. Updates include a new roof, vinyl siding, new furnace, new hot water heater, and many replaced windows. Basement and home features sump pump, drainage channels, and French drains for excellent water management. Detached garage/workshop with concrete floor, shelving, and metal roof provides ample storage. Vintage charm with wood paneling, drop ceilings, and unique finishes. Front covered porch, mature lawn, and backyard patio complete this home. A wonderful blend of vintage charm and modern updates, ready to move in.

9. 2001-08-22
   soldstatus $57,000

ⓘ 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: $3,682 · $307/mo
• Projected year-2 tax: $3,682 · $307/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 4/10 Moderate FEMA zone X (shaded) · 21% 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,455
• − Mortgage interest: −$7,786
• − Property taxes: −$3,682
• − Insurance: −$695
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,044
• Taxable income: $135
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,213/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: Canastota Central School District
• NCES district ID: 3606390
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $50,825
• Composite: 37.44/100
• National rank: #4413
• State rank: #473 of 590 in NY

Livability — Canastota

• Score: 73/100
• State rank: #332
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canastota, NY
• City population: 12,964
• Population (ZIP): 12,964

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% French/Haitian/Cajun 1% Spanish 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: ▲ 13.44%
• Current HPI: 251.5471
• 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

+143.9% since first listed

9 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-05-04 Price Changed $139,000 WNYREIS
• 2026-04-27 Price Changed $149,000 WNYREIS
• 2026-04-22 Relisted — WNYREIS
• 2026-04-20 Pending — WNYREIS
• 2026-04-10 Relisted — WNYREIS
• 2026-04-03 Pending — WNYREIS
• 2026-04-01 Listed $150,000 WNYREIS
• 2001-08-22 Sold (Public Records) $57,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,682 · +1.8% YoY. Source: county tax records.