3196 Peacock Cir · Gananda, NY 14502

$349,900

3 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 7 Days on market

Built 2009 0.29 ac lot $194/sqft · 13% below area Est $404k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +7.9/30.0
• Schools +4.4/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nearly new 3 bedroom 2 1/2 bath, meticulously maintained colonial offers an open floor plan . The great room is open to the spacious kitchen & sunny morning room. The kitchen boasts wood cabinetry w/ island. The first floor has gleaming hardwood floors & gas fireplace. The private master suite, 2 bedrooms and a family bath are joined by a 2nd floor laundry room. Just off the morning room you will find a custom deck w/ built in seating overlooking the nicely landscaped yard. This home is great for entertaining and family gatherings. Convenient location, priced to sell quickly. Call today

Key facts

• Epoxy floor seal
• Gas fireplace
• Mud-room entry

Tags

• MUD-ROOM ENTRY
• EPOXY FLOOR SEAL
• OPEN LIVING SPACE
• GAS FIREPLACE
• KITCHEN WITH ISLAND
• LARGE PANTRY

Property features AI

Finance

• Financial info: Resale property
• HOA & community: Trails/paths in the community

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with electricity and garage door opener
• Security: Owned security system
• Utilities: Public water (connected); Sewer connected; Electricity available and connected (underground service with circuit breakers); High-speed internet available; Cable available
• Home design: Two-story single family home; Existing construction; Rectangular residential lot; City street frontage
• Construction: Vinyl siding; Blown-in insulation; Block foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Pet fencing; Shed(s) and outdoor storage; Hot tub/spa (outdoor listed among exterior features)

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Disposal; Wine cooler
• Bedrooms: Includes bedrooms (room level details not provided)
• Flooring: Carpet; Hardwood; Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen island; Pantry; Sliding glass doors; Storage; Bathtub in primary bedroom; Thermal windows; Sliding doors; Hot tub/spa (interior listed among features)
• Laundry & utility: Washer; Dryer; Gas water heater; Sump pump (in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (14.3% below list).
• Recommended offer: $285k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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 D — 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 2.6% of price.

Recommended offer $284,939 (18.6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 9.7

CMA / ARV

• ARV (median comp): $403,798
• List price: $349,900
• Delta: -13.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 Spragbrook Cir	0.15mi	3/2.0	1,822 (+1%)	6mo	$375,000	$206	84
3225 White Pine Ln	0.17mi	3/1.5	1,880 (+4%)	13mo	$375,000	$199	70
3214 Blue Spruce Dr	0.29mi	3/2.5	1,596 (-11%)	10mo	$328,000	$206	59
3276 Spragbrook Cir	0.19mi	3/2.0	1,593 (-12%)	13mo	$414,449	$260	59
3265 Tanaberry Cir	0.25mi	4/2.5 (+1)	2,005 (+11%)	11mo	$465,000	$232	55
3366 Heather Brook Ln	0.64mi	4/1.5 (+1)	1,820 (+1%)	8mo	$350,000	$192	53
730 Rookery	0.43mi	3/2.0	2,020 (+12%)	7mo	$325,000	$161	52
3358 Heather Brook Ln	0.62mi	4/2.5 (+1)	1,952 (+8%)	2mo	$430,000	$220	50
3226 Holly Cres	0.39mi	3/2.5	2,018 (+12%)	20mo	$325,000	$161	45
712 Rookery	0.44mi	3/2.0	2,045 (+14%)	13mo	$436,500	$213	44
717 Westwood Trl	0.66mi	4/2.5 (+1)	1,931 (+7%)	10mo	$330,000	$171	43
573 Beaver Creek Rd	0.65mi	3/1.5	1,560 (-13%)	8mo	$302,000	$194	37

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: -23.8%
• Equity multiple: 0.18×
• Total profit: $-79,878
• Equity at exit: $52,171

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-98,733
• Equity at exit: $30,253

Cash invested: $97,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$757 /mo · $9,084/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-368

Break-even live

Break-even rent $3,465

Max offer price $284,939

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-269	+0% $-368	+5% $-467	+10% $-566
Rent	-10% $-605	-5% $-486	+0% $-368	+5% $-249	+10% $-131
Rate	-1.0pp $-192	-0.5pp $-279	base $-368	+0.5pp $-458	+1.0pp $-551

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Mildahn Rd Walworth, NY	3.0	2.5	1440	$3,000	$2.08	20d	1	1.38mi

Listing history 6 events

1. 2026-05-06
   status Pending 1981-char remark
2. 2026-04-29
   listed $349,900 Active 1981-char remark
3. 2015-02-18
   soldstatus $174,000
4. 2015-02-17
   soldstatus $174,000 612-char remark

   Show marketing remark (612 chars)

   This nearly new 3 bedroom 2 1/2 bath, meticulously maintained colonial offers an open floor plan . The great room is open to the spacious kitchen & sunny morning room. The kitchen boasts wood cabinetry w/ island. The first floor has gleaming hardwood floors & gas fireplace. The private master suite, 2 bedrooms and a family bath are joined by a 2nd floor laundry room. Just off the morning room you will find a custom deck w/ built in seating overlooking the nicely landscaped yard. This home is great for entertaining and family gatherings. Convenient location, priced to sell quickly. Call today

5. 2014-07-01
   listed $168,000 612-char remark

   Show marketing remark (612 chars)

   This nearly new 3 bedroom 2 1/2 bath, meticulously maintained colonial offers an open floor plan . The great room is open to the spacious kitchen & sunny morning room. The kitchen boasts wood cabinetry w/ island. The first floor has gleaming hardwood floors & gas fireplace. The private master suite, 2 bedrooms and a family bath are joined by a 2nd floor laundry room. Just off the morning room you will find a custom deck w/ built in seating overlooking the nicely landscaped yard. This home is great for entertaining and family gatherings. Convenient location, priced to sell quickly. Call today

6. 2009-01-27
   soldstatus $20,000

ⓘ 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: $9,084 · $757/mo
• Projected year-2 tax: $9,084 · $757/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $36,000
• − Mortgage interest: −$19,600
• − Property taxes: −$9,084
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$10,179
• Taxable loss: −$10,373
• Est. tax savings @ 24.0%: +$2,489
• After-tax cash flow: $-1,923/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

• Census place: Gananda, NY
• 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

+2005.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $421,000 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $349,900 UNYREIS
• 2015-02-18 Sold (Public Records) $174,000 Public Records
• 2015-02-17 Sold (MLS) $174,000 UNYREIS
• 2014-07-01 Listed $168,000 UNYREIS
• 2009-01-27 Sold (Public Records) $20,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $9,084 · +2.7% YoY. Source: county tax records.