8 E Highland Rd N · Geneseo, NY 14454

$195,000

5 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 50 Days on market

Built 1900 0.27 ac lot $138/sqft · 20% below area Est $244k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice five bedroom, 2 full bath Old Style home situated on a village lot. Washer & dryer included. Close to nice shops, schools, medical facilities & park.

Key facts

• Close to parks
• Wider driveway
• Real hardwood floors

Tags

• REAL HARDWOOD FLOORS
• BATHROOM UPGRADES
• DRIVEWAY REDONE
• WIDER DRIVEWAY
• CLOSE TO PARKS
• CLOSE TO SHOPS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Gas water heater
• Home design: Two-story home; Existing/resale property
• Construction: Frame construction with wood siding; Stone foundation
• Exterior features: Covered porch; Gravel driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 46 x 239

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $195k.

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 ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#439 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities B, cost of living B; Watch: schools C-, housing D+, crime F.
• Geneseo Central School District (town): math 46% / reading 57% proficiency, ranked #367 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Livingston County population projected at -13% 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $157k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
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: 1.64% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $243,682
• List price: $195,000
• Delta: -19.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Lima Rd	0.39mi	4/1.0 (-1)	1,449 (+2%)	22mo	$190,000	$131	51
8 Main St	0.47mi	4/1.0 (-1)	1,440 (+2%)	19mo	$169,900	$118	50
7 Seneca Ave	0.65mi	4/2.0 (-1)	1,564 (+10%)	19mo	$235,000	$150	31

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $38,346
• Equity at exit: $29,075

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $123,732
• Equity at exit: $16,860

Cash invested: $54,600 (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 14454

• Home prices YoY: -19.9%
• Active inventory: 24
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$328 /mo · $3,930/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,097

Break-even live

Break-even rent $1,812

Max offer price $195,000

Occupancy floor 61%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Hillside Dr Geneseo, NY	2.0–4.0	1.0–2.0	950	$3,200	$3.37	2d	1	0.71mi

Listing history 21 events

1. 2026-06-18
   days on market $195,000 Active 50 DOM
2. 2026-06-17
   days on market $195,000 Active 49 DOM
3. 2026-06-16
   days on market $195,000 Active 48 DOM
4. 2026-06-15
   days on market $195,000 Active 47 DOM
5. 2026-06-13
   days on market $195,000 Active 45 DOM
6. 2026-06-13
   days on market $195,000 Active 44 DOM
7. 2026-06-10
   days on market $195,000 Active 42 DOM
8. 2026-06-09
   days on market $195,000 Active 41 DOM
9. 2026-06-09
   days on market $195,000 Active 40 DOM
10. 2026-06-07
    days on market $195,000 Active 39 DOM
11. 2026-06-03
    days on market $195,000 Active 35 DOM
12. 2026-06-03
    days on market $195,000 Active 34 DOM
13. 2026-06-01
    days on market $195,000 Active 33 DOM
14. 2026-05-31
    days on market $195,000 Active 32 DOM
15. 2026-04-29
    listed $195,000 Active 342-char remark
16. 2024-11-18
    historical 167-char remark

    Show marketing remark (167 chars)

    Nice five bedroom, 2 full bath Old Style home situated on a village lot. Washer & dryer included. Close to nice shops, schools, medical facilities & park.

17. 2024-11-12
    soldstatus $157,000
18. 2024-11-08
    soldstatus $157,000 Closed 167-char remark

    Show marketing remark (167 chars)

    Nice five bedroom, 2 full bath Old Style home situated on a village lot. Washer & dryer included. Close to nice shops, schools, medical facilities & park.

19. 2024-08-19
    historical Active Under Contract 167-char remark

    Show marketing remark (167 chars)

    Nice five bedroom, 2 full bath Old Style home situated on a village lot. Washer & dryer included. Close to nice shops, schools, medical facilities & park.

20. 2024-08-06
    listed $164,000 Active 167-char remark

    Show marketing remark (167 chars)

    Nice five bedroom, 2 full bath Old Style home situated on a village lot. Washer & dryer included. Close to nice shops, schools, medical facilities & park.

21. 1994-04-04
    soldstatus $62,000

ⓘ 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: $3,930 · $328/mo
• Projected year-2 tax: $3,930 · $328/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 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$10,923
• − Property taxes: −$3,930
• − Insurance: −$975
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$5,673
• Taxable income: $10,755
• Est. tax owed @ 24.0%: −$2,581
• After-tax cash flow: $10,578/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: Geneseo Central School District
• NCES district ID: 3611940
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $45,008
• Composite: 43.51/100
• National rank: #2991
• State rank: #367 of 590 in NY

Livability — Geneseo

• Score: 70/100
• State rank: #439
• US rank: #7675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneseo, NY
• Population (ZIP): 11,044

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Asian 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.80%
• Current HPI: 240.6555
• 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

+214.5% since first listed

7 events — show timeline

• 2026-04-29 Listed $195,000 UNYREIS
• 2024-11-18 Listing Removed — UNYREIS
• 2024-11-12 Sold (Public Records) $157,000 Public Records
• 2024-11-08 Sold (MLS) $157,000 UNYREIS
• 2024-08-19 Contingent — UNYREIS
• 2024-08-06 Listed $164,000 UNYREIS
• 1994-04-04 Sold (Public Records) $62,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,930 · +4.9% YoY. Source: county tax records.