10 Worthington Ave · Geneva, NY 14456

$139,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 62 Days on market

Built 1900 2,325 sqft lot $105/sqft · at area comps Est $140k · at est.

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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 +14.1/30.0
• ARV discount +7.7/15.0
• 1% rule +6.4/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for owner-occupants or investors alike! Conveniently located near colleges, Seneca Lake, NYS Wine Trail, local coffee shops, parks, and other amenities, these properties are ideally positioned to attract and retain quality tenants. Spacious 2-story single family home offering over 1,300 sf with 3 bedrooms and 1.5 baths. Ideal for comfortable family living or a strong addition to your investment portfolio. Well-maintained and thoughtfully cared for, providing a move-in ready or rent-ready opportunity!

Key facts

• 2,325 sq ft lot
• Built 1900
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $22 ($258/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: crime D+, employment D, amenities F.
• 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.
• Zoned schools: North Street Elementary School (math 28% / reading 35%, grade F, #1,679 of 2,108 statewide, top 80%, 595 students, 75% FRL); Geneva Middle School (math 21% / reading 42%, grade F, #522 of 729 statewide, top 73%, 452 students, 68% FRL); Geneva High School (math 92% / reading 98%, grade A+, #93 of 1,100 statewide, top 10%, 613 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Geneva City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $967 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 7.3

CMA / ARV

• ARV (median comp): $140,479
• List price: $139,900
• Delta: -0.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cortland St	0.10mi	4/1.0 (+1)	1,440 (+8%)	5mo	$189,900	$132	68
27 Dorchester Ave	0.44mi	3/1.0	1,268 (-4%)	3mo	$60,000	$47	65
98 William St	0.18mi	3/1.0	1,464 (+10%)	7mo	$87,000	$59	65
16 Goodelle Ter	0.62mi	3/1.0	1,344 (+1%)	1mo	$142,500	$106	64
87 Madison St	0.17mi	3/1.0	1,144 (-14%)	3mo	$165,000	$144	62
47 Jefferson Ave	0.26mi	3/1.5	1,152 (-13%)	3mo	$185,000	$161	61
100 William St	0.18mi	3/1.0	1,512 (+14%)	7mo	$145,000	$96	59
151 Hillcrest Ave	0.67mi	3/1.0	1,352 (+2%)	3mo	$246,500	$182	59
61 Tillman St	0.55mi	3/2.0	1,416 (+7%)	7mo	$159,000	$112	58
66 Milton St	0.32mi	3/1.0	1,503 (+13%)	3mo	$111,453	$74	57
89 Maple St	0.71mi	3/2.0	1,449 (+9%)	8mo	$241,000	$166	45
111 Lewis St	0.55mi	4/2.0 (+1)	1,470 (+11%)	9mo	$172,500	$117	44

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-21,112
• Equity at exit: $20,860

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-15,855
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$443 /mo · $5,310/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $22

Break-even live

Break-even rent $1,563

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $101	-5% $61	+0% $22	+5% $-18	+10% $-58
Rent	-10% $-104	-5% $-41	+0% $22	+5% $84	+10% $147
Rate	-1.0pp $92	-0.5pp $57	base $22	+0.5pp $-15	+1.0pp $-52

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Sheridan Park Unit 140 Geneva, NY	2.0	1.0	1045	$1,450	$1.39	4d	1	1.03mi
794 Pre Emption Rd Unit 9 Geneva, NY	2.0	1.0	1800	$1,700	$0.94	4d	1	1.19mi
794 Pre Emption Rd Unit 10 Geneva, NY	2.0	1.0	1750	$1,650	$0.94	4d	1	1.19mi

Listing history 20 events

1. 2026-06-02
   days on market $139,900 Active 62 DOM
2. 2026-06-01
   days on market $139,900 Active 61 DOM
3. 2026-05-31
   days on market $139,900 Active 60 DOM
4. 2026-05-08
   historical Active Under Contract 527-char remark

   Show marketing remark (527 chars)

   Excellent opportunity for owner-occupants or investors alike! Conveniently located near colleges, Seneca Lake, NYS Wine Trail, local coffee shops, parks, and other amenities, these properties are ideally positioned to attract and retain quality tenants. Spacious 2-story single family home offering over 1,300 sf with 3 bedrooms and 1.5 baths. Ideal for comfortable family living or a strong addition to your investment portfolio. Well-maintained and thoughtfully cared for, providing a move-in ready or rent-ready opportunity!

5. 2026-04-01
   listed $139,900 Active 527-char remark

   Show marketing remark (527 chars)

   Excellent opportunity for owner-occupants or investors alike! Conveniently located near colleges, Seneca Lake, NYS Wine Trail, local coffee shops, parks, and other amenities, these properties are ideally positioned to attract and retain quality tenants. Spacious 2-story single family home offering over 1,300 sf with 3 bedrooms and 1.5 baths. Ideal for comfortable family living or a strong addition to your investment portfolio. Well-maintained and thoughtfully cared for, providing a move-in ready or rent-ready opportunity!

6. 2026-01-23
   historical
7. 2025-12-29
   price $140,000
8. 2025-12-06
   listed $145,000 Active
9. 2025-12-01
   historical
10. 2025-11-10
    listed $165,000 Active
11. 2025-09-02
    historical
12. 2025-08-04
    listed $165,000 Active
13. 2024-06-29
    historical $1,500
14. 2024-06-05
    listed $1,500
15. 2022-01-31
    soldstatus $130,000
16. 2021-08-03
    historical
17. 2021-08-01
    historical Continue to Show- Under Contract
18. 2021-07-06
    listed $119,900 Active
19. 2015-09-28
    historical
20. 2015-01-14
    listed $65,000

ⓘ 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: $5,310 · $443/mo
• Projected year-2 tax: $5,310 · $443/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 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $19,078
• − Mortgage interest: −$7,837
• − Property taxes: −$5,310
• − Insurance: −$700
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,070
• Taxable loss: −$1,891
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $712/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: 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

+115.2% since first listed

17 events — show timeline

• 2026-05-08 Contingent — UNYREIS
• 2026-04-01 Listed $139,900 UNYREIS
• 2026-01-23 Listing Removed — CNYIS
• 2025-12-29 Price Changed $140,000 CNYIS
• 2025-12-06 Listed $145,000 CNYIS
• 2025-12-01 Listing Removed — CNYIS
• 2025-11-10 Listed $165,000 CNYIS
• 2025-09-02 Listing Removed — UNYREIS
• 2025-08-04 Listed $165,000 UNYREIS
• 2024-06-29 Rental Removed $1,500 BUILDIUM
• 2024-06-05 Listed for Rent $1,500 BUILDIUM
• 2022-01-31 Sold (Public Records) $130,000 Public Records
• 2021-08-03 Listing Removed — UNYREIS
• 2021-08-01 Contingent — UNYREIS
• 2021-07-06 Listed $119,900 UNYREIS
• 2015-09-28 Listing Removed — UNYREIS
• 2015-01-14 Listed $65,000 UNYREIS

Property tax history

+19.0%/yr

Latest (2025): $5,310 · +0.3% YoY. Source: county tax records.