3041 Rt-350 Rd · Gananda, NY 14502

$99,900

3 bd · 2.0 ba · 1,745 sqft · SingleFamily · 30 Days on market

Built 1958 2.08 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bath ranch home located in the Town of Macedon, within the highly regarded Gananda School District. Sitting on a peaceful setting and just minutes from local conveniences, this property offers a great opportunity for someone ready to make it their own. This ranch features a desirable layout, including a spacious two-car attached garage and a walk-out basement—perfect for additional living space or storage. A major upgrade has already been completed with geothermal heating installed in 2019, offering efficient and eco-friendly climate control. Home also offers 400 amo electrical service. Many of the windows are also newer. The home will require significant

Key facts

• Walk-out basement
• Newer windows
• Geothermal heating

Tags

• GEOTHERMAL HEATING
• WALK-OUT BASEMENT
• TWO-CAR ATTACHED GARAGE
• 400 AMP ELECTRICAL SERVICE
• NEWER WINDOWS
• ADJOINING 3-ACRE PARCEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 3.2% in Gananda — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Gananda Central School District (rural): math 43% / reading 56% proficiency, ranked #357 of 590 in NY (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 49 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -24% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.61%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $284,435
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3237 Pine View Dr	0.40mi	4/2.0 (+1)	1,768 (+1%)	8mo	$238,000	$135	67
3249 Green Tree Dr	0.47mi	3/1.5	1,576 (-10%)	1mo	$300,000	$190	59
2889 Ontario Center Rd	0.33mi	3/2.5	1,500 (-14%)	7mo	$397,200	$265	53
3253 Woodfield Dr	0.56mi	4/2.5 (+1)	1,818 (+4%)	10mo	$285,000	$157	52
3245 Pineview Dr	0.45mi	4/2.5 (+1)	1,918 (+10%)	9mo	$312,500	$163	48
3247 Green Tree Dr	0.46mi	4/2.0 (+1)	1,974 (+13%)	9mo	$267,500	$136	44
3342 Evergreen Cir	0.71mi	3/2.0	1,808 (+4%)	21mo	$300,000	$166	43
3338 Evergreen Cir	0.69mi	4/2.0 (+1)	1,812 (+4%)	18mo	$280,000	$155	42
3259 Green Tree Dr	0.54mi	4/2.5 (+1)	1,832 (+5%)	23mo	$315,000	$172	41
1600 Waterford Rd	0.63mi	3/1.0	1,568 (-10%)	21mo	$185,000	$118	32

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: 38.2%
• Equity multiple: 2.63×
• Total profit: $45,612
• Equity at exit: $14,895

10-year hold

• IRR: 44.7%
• Equity multiple: 5.27×
• Total profit: $119,384
• Equity at exit: $8,638

Cash invested: $27,972 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $970

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 49%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-12-20
   status Pending
2. 2025-12-04
   historical Active Under Contract
3. 2025-11-18
   listed $99,900 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,218
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$2,906
• Taxable income: $10,683
• Est. tax owed @ 24.0%: −$2,564
• After-tax cash flow: $9,074/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: Gananda Central School District
• NCES district ID: 3611740
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $69,406
• Composite: 44.17/100
• National rank: #2857
• State rank: #357 of 590 in NY

Livability — Gananda

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,515

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 3%
• Foreign-born: 4% · China, South Korea
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.25%
• Current HPI: 242.5682
• 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

3 events — show timeline

• 2025-12-20 Pending — UNYREIS
• 2025-12-04 Contingent — UNYREIS
• 2025-11-18 Listed $99,900 UNYREIS