701 Genesee St · Medina, NY 14103

$119,900

4 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 4 Days on market

Built 1880 3,484 sqft lot Est $188k · 36% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +5.0/10.0
• Appreciation +4.9/10.0
• 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

Listing remarks

Three bedroom village home on a corner lot. Home has updates including new furnace and central air in 2024 and a new water heater in 2025. Home also has a metal roof and newer sump pump. Inside features include large foyer area that leads to a kitchen with a breakfast bar and laundry area. All appliances are included. There is also a formal dining room and large first floor full bath. Enjoy your summer evenings on the private back deck surrounded by a partially fenced in yard. There is also a garage for extra storage. Home is within walking distance of Medina's historic business district and the Medina School District. Offer will reviewed Thursday, June 4th at 5:00 p. m.

Key facts

• New furnace
• Metal roof
• Newer sump pump

Tags

• CORNER LOT
• NEW FURNACE
• CENTRAL AIR
• NEW WATER HEATER
• METAL ROOF
• NEWER SUMP PUMP

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story house; Existing construction; Metal roof; Composite siding; Stone foundation
• Construction: Composite siding construction; Metal roof; Stone foundation; Built as existing (year built details: existing)
• Exterior features: Covered and open porch; Deck; Fence (partial); Gravel driveway; Corner, irregular lot (56 x 67)

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Refrigerator; Breakfast bar
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Carpet; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Separate/formal dining room; Separate/formal living room; Window treatments (drapes)
• Laundry & utility: Washer and dryer on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-48 ($-582/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (7.1% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $111k (7.1% 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; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $512 of equity ($829 loan paydown + $-317 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,338 (7.1% 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 1880 — 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. 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: 1.00% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $188,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 South Ave	0.15mi	5/1.0 (+1)	1,456 (-3%)	7mo	$92,200	$63	77
511 South Academy	0.28mi	3/1.0 (-1)	1,480 (-2%)	4mo	$185,000	$125	76
213 Frank St	0.54mi	3/2.0 (-1)	1,465 (-3%)	6mo	$220,000	$150	57
508 S Academy St	0.30mi	3/1.5 (-1)	1,348 (-10%)	8mo	$183,000	$136	55
116 Hedley St	0.45mi	3/1.5 (-1)	1,389 (-8%)	6mo	$140,000	$101	54
706 Orient St	0.59mi	3/2.0 (-1)	1,440 (-4%)	4mo	$197,100	$137	54
922 Orient St	0.62mi	4/2.0	1,408 (-6%)	5mo	$175,500	$125	52
910 S Main St	0.52mi	3/1.0 (-1)	1,351 (-10%)	2mo	$199,000	$147	52
909 West Ave	0.37mi	4/2.0	1,699 (+13%)	6mo	$76,000	$45	52
528 Florence Ave	0.48mi	3/1.0 (-1)	1,336 (-11%)	4mo	$140,000	$105	51
804 S Main St	0.46mi	4/1.5	1,280 (-15%)	3mo	$164,883	$129	49
8 Maple St	0.67mi	3/1.5 (-1)	1,393 (-7%)	6mo	$150,000	$108	44

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: -5.1%
• Equity multiple: 0.76×
• Total profit: $-7,954
• Equity at exit: $33,240

10-year hold

• IRR: 1.1%
• Equity multiple: 1.11×
• Total profit: $3,669
• Equity at exit: $38,720

Cash invested: $33,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$318 /mo · $3,813/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-48

Break-even live

Break-even rent $1,261

Max offer price $111,338

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-15	+0% $-48	+5% $-82	+10% $-116
Rent	-10% $-143	-5% $-96	+0% $-48	+5% $-1	+10% $46
Rate	-1.0pp $12	-0.5pp $-18	base $-48	+0.5pp $-80	+1.0pp $-111

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W Oak Orchard St Medina, NY	3.0	1.5	2064	$1,200	$0.58	3d	1	0.29mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $119,900 Pending 4 DOM
2. 2026-06-04
   days on market $119,900 Active 2 DOM
3. 2026-06-03
   remarks 680-char remark
4. 2026-06-01
   remarks 627-char remark
5. 2026-06-01
   listed $119,900 Active 1 DOM

ⓘ 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: $3,813 · $318/mo
• Projected year-2 tax: $3,813 · $318/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 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $14,400
• − Mortgage interest: −$6,716
• − Property taxes: −$3,813
• − Insurance: −$600
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,488
• Taxable loss: −$2,521
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $23/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

1 event — show timeline

• 2026-06-01 Listed $119,900 WNYREIS

Property tax history

+8.5%/yr

Latest (2025): $3,813 · +1.4% YoY. Source: county tax records.