1225 Macedon Center Rd · Macedon, NY 14502

$164,000

3 bd · 1.5 ba · 1,484 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.44 ac lot Est $229k · 28% under

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

Listing remarks MLS

Are you looking for a home to enjoy and entertain in, this is the one! The country kitchen is the heart of this home! There are plenty of cupboards, new vinyl flooring and access to the enclosed three season porch and backyard! The living room is generously sized and there is a den/office/dining room in addition to it. Under the stairs there is a water closet and extra storage. The second bedroom upstairs has been used as a game room and could either continue in that role or be reverted to one or two bedrooms. New carpet has been installed in the den and up the stairs into the hallway. The backyard is deep and private.

Key facts

• New stockade fence
• 0.44 acre lot
• Garage

Tags

• UPDATED EAT-IN KITCHEN
• NEWLY COMPLETED HALF BATH
• NEW STOCKADE FENCE

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: High-speed internet available; Public water connected; Septic tank; Circuit breaker electrical
• Home design: Two-story existing home; Stone foundation; Asphalt roof; Aluminum siding
• Construction: Built (existing); Aluminum siding; Stone foundation; Asphalt roof
• Exterior features: Deck; Enclosed porch; Porch; Fully fenced yard; Gravel driveway; Rectangular lot (95 x 194); Road frontage on a main thoroughfare

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Eat-in kitchen; Separate/formal living room; Country kitchen; Pull-down attic stairs; Bedroom on main level; Full walk-up basement with exterior entry and sump pump; One fireplace
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).

Location & tenants

• Location reads 72/100 on livability (#377 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $84k; list at $164k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.66% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $228,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1184 Osband Ave	0.16mi	4/1.5 (+1)	1,295 (-13%)	11mo	$200,000	$154	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: 15.3%
• Equity multiple: 1.61×
• Total profit: $28,138
• Equity at exit: $24,453

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $95,353
• Equity at exit: $14,180

Cash invested: $45,920 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,730 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$372 /mo · $4,458/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $857

Break-even live

Break-even rent $1,645

Max offer price $164,000

Occupancy floor 64%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1155 Marina Pkwy Macedon, NY	2.0	2.0	1136	$2,730	$2.40	11d	1	1.45mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   historical Active Under Contract
3. 2026-05-16
   listed $164,000 Active
4. 2018-02-08
   soldstatus $84,000
5. 2018-02-07
   soldstatus $84,000 Closed Sale or Rented 628-char remark

   Show marketing remark (628 chars)

   Are you looking for a home to enjoy and entertain in, this is the one! The country kitchen is the heart of this home! There are plenty of cupboards, new vinyl flooring and access to the enclosed three season porch and backyard! The living room is generously sized and there is a den/office/dining room in addition to it. Under the stairs there is a water closet and extra storage. The second bedroom upstairs has been used as a game room and could either continue in that role or be reverted to one or two bedrooms. New carpet has been installed in the den and up the stairs into the hallway. The backyard is deep and private.

6. 2018-01-18
   status Pending Sale 628-char remark

   Show marketing remark (628 chars)

   Are you looking for a home to enjoy and entertain in, this is the one! The country kitchen is the heart of this home! There are plenty of cupboards, new vinyl flooring and access to the enclosed three season porch and backyard! The living room is generously sized and there is a den/office/dining room in addition to it. Under the stairs there is a water closet and extra storage. The second bedroom upstairs has been used as a game room and could either continue in that role or be reverted to one or two bedrooms. New carpet has been installed in the den and up the stairs into the hallway. The backyard is deep and private.

7. 2017-12-15
   status Under Contract- Do Not Show 628-char remark

   Show marketing remark (628 chars)

   Are you looking for a home to enjoy and entertain in, this is the one! The country kitchen is the heart of this home! There are plenty of cupboards, new vinyl flooring and access to the enclosed three season porch and backyard! The living room is generously sized and there is a den/office/dining room in addition to it. Under the stairs there is a water closet and extra storage. The second bedroom upstairs has been used as a game room and could either continue in that role or be reverted to one or two bedrooms. New carpet has been installed in the den and up the stairs into the hallway. The backyard is deep and private.

8. 2017-11-21
   listed $89,500 Active 628-char remark

   Show marketing remark (628 chars)

   Are you looking for a home to enjoy and entertain in, this is the one! The country kitchen is the heart of this home! There are plenty of cupboards, new vinyl flooring and access to the enclosed three season porch and backyard! The living room is generously sized and there is a den/office/dining room in addition to it. Under the stairs there is a water closet and extra storage. The second bedroom upstairs has been used as a game room and could either continue in that role or be reverted to one or two bedrooms. New carpet has been installed in the den and up the stairs into the hallway. The backyard is deep and private.

ⓘ 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: $4,458 · $372/mo
• Projected year-2 tax: $4,458 · $372/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 ≥96°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: $32,760
• − Mortgage interest: −$9,187
• − Property taxes: −$4,458
• − Insurance: −$820
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$4,771
• Taxable income: $8,282
• Est. tax owed @ 24.0%: −$1,988
• After-tax cash flow: $8,294/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 — Macedon

• Score: 72/100
• State rank: #377
• US rank: #6461

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+83.2% since first listed

8 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-20 Contingent — UNYREIS
• 2026-05-16 Listed $164,000 UNYREIS
• 2018-02-08 Sold (Public Records) $84,000 Public Records
• 2018-02-07 Sold (MLS) $84,000 UNYREIS
• 2018-01-18 Pending — UNYREIS
• 2017-12-15 Pending — UNYREIS
• 2017-11-21 Listed $89,500 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $4,458 · +3.2% YoY. Source: county tax records.