512 Eagle St · Medina, NY 14103

$160,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 14 Days on market

Built 1890 9,450 sqft lot Est $128k · 25% over

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Why this score? — see what drove the D- 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 +11.0/30.0
• Appreciation +4.9/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice home to start making memories in. Formal dining room, entry foyer with open staircase, stained glass window in the living room. Electrical updated, spare room off the dining room could be office, guest room, ect. 1st floor laundry, huge 3 car garage with 2nd floor. Come check this home out! Taxes do not reflect any exemptions

Key facts

• Water heater
• Kitchen cabinets
• Heating system

Tags

• NEW WINDOWS
• SIDING
• HEATING SYSTEM
• WATER HEATER
• KITCHEN CABINETS
• OPEN CONCEPT DINING ROOM

Property features AI

Exterior

• Parking: Detached heated garage with electricity; 3-car garage; Garage includes storage and a workshop
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story existing home; Resale property
• Construction: Vinyl siding; Asphalt roof; Stone foundation; PEX plumbing
• Exterior features: Partial fencing; Covered porch; Gravel driveway; Rectangular residential lot, approx. 70 x 135; City street frontage

Interior

• Kitchen: Kitchen on first floor (14.0 x 9.0); Dishwasher; Microwave; Gas water heater
• Bedrooms: Primary bedroom on second floor (11.0 x 16.0); Second bedroom on second floor (14.0 x 9.5); Third bedroom on second floor (10.0 x 9.5)
• Flooring: Carpet; Luxury vinyl; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Hot water baseboard heating; Zoned heating; Zoned cooling
• Interior features: Ceiling fans; Living/Dining room; Walk-in pantry; Natural woodwork; Drapes and window treatments; Thermal windows
• Laundry & utility: Main-level laundry room (12.0 x 7.0)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-68 ($-817/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (5.3% below list).
• Recommended offer: $148k (7.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifford Wise Intermediate School (math 17% / reading 34%, grade F, #1,821 of 2,108 statewide, top 86%, 395 students, 55% FRL); Medina Junior-Senior High School (math 67% / reading 52%, grade C+, #851 of 1,100 statewide, top 80%, 614 students, 46% FRL).
• Market conditions: 58 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $683 of equity ($1k loan paydown + $-423 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $46k; list at $160k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,966 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $128,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Eagle St	0.04mi	2/1.5 (-1)	1,136 (-7%)	6mo	$150,000	$132	75
508 S Academy St	0.14mi	3/1.5	1,348 (+10%)	8mo	$183,000	$136	68
126 Gulf St	0.53mi	2/1.0 (-1)	1,232 (+1%)	12mo	$137,500	$112	59
528 Florence Ave	0.48mi	3/1.0	1,336 (+9%)	4mo	$140,000	$105	59
300 Prospect Ave	0.21mi	3/1.5	1,376 (+13%)	13mo	$154,500	$112	56
206 Catherine St	0.13mi	2/1.0 (-1)	1,080 (-12%)	18mo	$109,900	$102	54
164 Glenwood Ave	0.50mi	4/1.0 (+1)	1,196 (-2%)	18mo	$85,500	$71	53
804 S Main St	0.71mi	4/1.5 (+1)	1,280 (+5%)	3mo	$164,883	$129	49
708 Genesee St	0.46mi	3/1.5	1,366 (+12%)	14mo	$113,000	$83	45
334 W Oak Orchard St	0.57mi	2/1.0 (-1)	1,040 (-15%)	2mo	$85,000	$82	42
118 Laurel St	0.68mi	2/1.0 (-1)	1,080 (-12%)	12mo	$22,500	$21	34
808 S Main St	0.72mi	3/1.0	1,077 (-12%)	20mo	$80,000	$74	30

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

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.76×
• Total profit: $-10,874
• Equity at exit: $44,357

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $4,221
• Equity at exit: $51,670

Cash invested: $44,800 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 58
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$359 /mo · $4,312/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-68

Break-even live

Break-even rent $1,601

Max offer price $147,966

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-23	+0% $-68	+5% $-113	+10% $-159
Rent	-10% $-188	-5% $-128	+0% $-68	+5% $-8	+10% $52
Rate	-1.0pp $12	-0.5pp $-27	base $-68	+0.5pp $-110	+1.0pp $-152

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-14
   status Pending
4. 2026-04-07
   listed $160,000 Active
5. 2019-06-28
   soldstatus $46,000 Closed Sale or Rented 333-char remark

   Show marketing remark (333 chars)

   Nice home to start making memories in. Formal dining room, entry foyer with open staircase, stained glass window in the living room. Electrical updated, spare room off the dining room could be office, guest room, ect. 1st floor laundry, huge 3 car garage with 2nd floor. Come check this home out! Taxes do not reflect any exemptions

6. 2019-06-25
   soldstatus $46,000
7. 2019-04-30
   status Pending Sale 333-char remark

   Show marketing remark (333 chars)

   Nice home to start making memories in. Formal dining room, entry foyer with open staircase, stained glass window in the living room. Electrical updated, spare room off the dining room could be office, guest room, ect. 1st floor laundry, huge 3 car garage with 2nd floor. Come check this home out! Taxes do not reflect any exemptions

8. 2019-02-27
   price $56,900 333-char remark

   Show marketing remark (333 chars)

   Nice home to start making memories in. Formal dining room, entry foyer with open staircase, stained glass window in the living room. Electrical updated, spare room off the dining room could be office, guest room, ect. 1st floor laundry, huge 3 car garage with 2nd floor. Come check this home out! Taxes do not reflect any exemptions

9. 2018-08-10
   listed $62,900 Active 333-char remark

   Show marketing remark (333 chars)

   Nice home to start making memories in. Formal dining room, entry foyer with open staircase, stained glass window in the living room. Electrical updated, spare room off the dining room could be office, guest room, ect. 1st floor laundry, huge 3 car garage with 2nd floor. Come check this home out! Taxes do not reflect any exemptions

ⓘ 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: $4,312 · $359/mo
• Projected year-2 tax: $4,312 · $359/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 2/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,181
• − Mortgage interest: −$8,962
• − Property taxes: −$4,312
• − Insurance: −$800
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$4,655
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $12/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, NY
• City population: 10,836
• Population (ZIP): 10,836

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.26%
• Current HPI: 307.0342
• 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

+154.4% since first listed

9 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-22 Contingent — WNYREIS
• 2026-04-14 Pending — WNYREIS
• 2026-04-07 Listed $160,000 WNYREIS
• 2019-06-28 Sold (MLS) $46,000 WNYREIS
• 2019-06-25 Sold (Public Records) $46,000 Public Records
• 2019-04-30 Pending — WNYREIS
• 2019-02-27 Price Changed $56,900 WNYREIS
• 2018-08-10 Listed $62,900 WNYREIS

Property tax history

+5.5%/yr

Latest (2025): $4,312 · +1.4% YoY. Source: county tax records.