318 West Ave · Medina, NY 14103

$125,000

3 bd · 2.5 ba · 2,584 sqft · SingleFamily public records · 18 Days on market

Built 1900 7,656 sqft lot Est $209k · 40% 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 +11.4/30.0
• Appreciation +4.9/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4 bedroom 3 bath village colonial home has endless possibilities! There are 4 bedrooms and 2 full baths upstairs, large eat-in kitchen, formal dining room, living room, full bath, and 2 bonus rooms downstairs! The furnace and ductwork were updated in 2025! Some of the flooring has been updated but there are also some older hardwoods waiting to be refinished! The home also has a ramp on the side entrance for handicap accessibility. Delayed negotiations April 4, 2026 @ 11:00

Key facts

• Large eat-in kitchen
• Formal dining room
• Living room

Tags

• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• LIVING ROOM
• BONUS ROOMS
• FURNACE AND DUCTWORK UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.3% below list).
• Recommended offer: $117k (6.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.9% in Medina — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 58 active listings in the ZIP; 2 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 $534 of equity ($864 loan paydown + $-330 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

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,168 (6.3% 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 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. 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: 0.98% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $209,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Erie St	0.60mi	3/2.0	2,469 (-4%)	8mo	$228,723	$93	56
805 W Center St	0.63mi	3/1.5	2,597 (+0%)	13mo	$284,000	$109	55
726 South Main St	0.40mi	3/2.5	2,249 (-13%)	7mo	$146,200	$65	53
601 W Center St	0.43mi	4/1.5 (+1)	2,722 (+5%)	11mo	$86,290	$32	53
209 Park Ave	0.24mi	4/1.0 (+1)	2,330 (-10%)	16mo	$80,000	$34	48
455 Howell Pkwy	0.47mi	4/2.0 (+1)	2,450 (-5%)	22mo	$290,000	$118	44
735 W Center St	0.59mi	4/2.0 (+1)	2,260 (-12%)	3mo	$399,900	$177	42
1012 Elm St	0.61mi	4/2.0 (+1)	2,292 (-11%)	5mo	$180,000	$79	42
522 Beach Dr	0.71mi	4/1.5 (+1)	2,358 (-9%)	4mo	$99,000	$42	40
921 Church St	0.58mi	4/1.5 (+1)	2,356 (-9%)	14mo	$191,500	$81	37
310 E Oak Orchard St	0.62mi	4/2.5 (+1)	2,837 (+10%)	19mo	$300,000	$106	34
912 Orient St	0.59mi	3/1.5	2,260 (-12%)	22mo	$72,900	$32	29

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: -4.9%
• Equity multiple: 0.77×
• Total profit: $-7,916
• Equity at exit: $34,654

10-year hold

• IRR: 1.3%
• Equity multiple: 1.13×
• Total profit: $4,584
• Equity at exit: $40,367

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$301 /mo · $3,616/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-44

Break-even live

Break-even rent $1,277

Max offer price $117,168

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-9	+0% $-44	+5% $-80	+10% $-115
Rent	-10% $-141	-5% $-93	+0% $-44	+5% $4	+10% $52
Rate	-1.0pp $19	-0.5pp $-13	base $-44	+0.5pp $-77	+1.0pp $-110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.44mi
700 Park Ave Medina, NY	2.0	1.0	2128	$1,250	$0.59	3d	1	0.62mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-03-26
   listed $125,000 Active
3. 2022-06-02
   soldstatus $80,000 Closed Sale or Rented
4. 2022-04-04
   status Pending Sale
5. 2022-04-04
   listed $80,000 Active
6. 2001-08-30
   soldstatus $60,000

ⓘ 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: $3,616 · $301/mo
• Projected year-2 tax: $3,616 · $301/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 ≥94°F today · 16 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: $14,653
• − Mortgage interest: −$7,002
• − Property taxes: −$3,616
• − Insurance: −$625
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,636
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $85/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

+108.3% since first listed

6 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-03-26 Listed $125,000 UNYREIS
• 2022-06-02 Sold (MLS) $80,000 UNYREIS
• 2022-04-04 Pending — UNYREIS
• 2022-04-04 Listed $80,000 UNYREIS
• 2001-08-30 Sold (Public Records) $60,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,616 · +1.4% YoY. Source: county tax records.