160 Lafayette Ave · Geneva, NY 14456

$139,000

5 bd · 2.5 ba · 2,422 sqft · Townhouse · 29 Days on market

Built 1880 Fair condition 7,500 sqft 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment or owner-occupied opportunity in Geneva's Castle Heights neighborhood! This duplex offers both 2-bedroom and 3-bedroom units, with both units currently unoccupied and ready for your personal touch. Whether you’re looking to generate rental income or live in one unit while renting the other, this property delivers flexibility and potential. Take advantage of the Finger Lakes Wine Trail, as well and all of the shops and restaurants that Geneva has to offer! Situated just steps from Geneva Hospital, Hobart and William Smith Colleges, and the serene beauty of Seneca Lake.

Key facts

• 2 parking spots
• Built 1880
• Listed 29 days

Tags

• CASTLE HEIGHTS NEIGHBORHOOD
• STEPS FROM GENEVA HOSPITAL
• SERENE BEAUTY OF SENECA LAKE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath townhouse listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $498 ($6k/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: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.0% in Geneva — 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 78/100 on livability (#177 in NY, #2,760 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, employment D.
• Geneva City School District (town): math 36% / reading 43% proficiency, ranked #528 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1880 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $79,926
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Milton St	0.39mi	6/2.0 (+1)	2,440 (+1%)	20mo	$80,000	$33	57

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,236
• Equity at exit: $20,725

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $49,015
• Equity at exit: $12,018

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 14456

• Home prices YoY: -15.8%
• Active inventory: 123
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $498

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $594	-5% $546	+0% $498	+5% $450	+10% $402
Rent	-10% $352	-5% $425	+0% $498	+5% $571	+10% $644
Rate	-1.0pp $568	-0.5pp $534	base $498	+0.5pp $462	+1.0pp $426

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 2 events

1. 2025-02-08
   status Pending
2. 2025-01-09
   listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $22,159
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,044
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $5,018/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to its exterior, interior, and systems, but presents a good investment opportunity with potential for substantial value appreciation.

Repairs flagged

• Major roof — Signs of aging and potential leaks.
• Major exterior siding — Severe weathering and peeling paint.
• Major flooring — Worn-out hardwood in need of replacement.
• Major interior walls — Painted walls with visible wear and tear.
• Major bathrooms — Basic fixtures with no updates.
• Major kitchen — Basic appliances and dated cabinetry.
• Major HVAC/mechanicals — Old water heater and possibly outdated HVAC system.

Value-add opportunities

• Both New roof — Extends the life of the property and improves curb appeal.
• Both Exterior siding and paint — Enhances the home's appearance and value.
• Both New flooring — Improves the living experience and adds value.
• Both Renovated bathrooms — Updates the bathrooms to modern standards and adds value.
• Both Modern kitchen — Updates the kitchen to modern standards and adds value.
• Both HVAC system — Improves comfort and energy efficiency, adding value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of aging and potential leaks.	Major	$15,000–50,000
exterior siding · Severe weathering and peeling paint.	Major	$15,000–50,000
flooring · Worn-out hardwood in need of replacement.	Major	$15,000–50,000
interior walls · Painted walls with visible wear and tear.	Major	$15,000–50,000
bathrooms · Basic fixtures with no updates.	Major	$15,000–50,000
kitchen · Basic appliances and dated cabinetry.	Major	$15,000–50,000
HVAC/mechanicals · Old water heater and possibly outdated HVAC system.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — Extends the life of the property and improves curb appeal. ↑
• Both Exterior siding and paint — Enhances the home's appearance and value. ↑
• Both New flooring — Improves the living experience and adds value. ↑
• Both Renovated bathrooms — Updates the bathrooms to modern standards and adds value. ↑
• Both Modern kitchen — Updates the kitchen to modern standards and adds value. ↑
• Both HVAC system — Improves comfort and energy efficiency, adding value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Geneva City School District
• NCES district ID: 3611970
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 43% ▲ 11.00%
• Median HH income: $44,012
• Composite: 33.48/100
• National rank: #5448
• State rank: #528 of 590 in NY

Livability — Geneva

• Score: 78/100
• State rank: #177
• US rank: #2760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, NY
• Population (ZIP): 19,864

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9%
• Common ancestry: Iranian 5% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.56%
• Current HPI: 307.9168
• 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

2 events — show timeline

• 2025-02-08 Pending — UNYREIS
• 2025-01-09 Listed $139,000 UNYREIS