7208 Mount Morris Nunda Rd · Mount Morris, NY 14510

$99,900

2 bd · 2.0 ba · 3,350 sqft · SingleFamily public records · 22 Days on market

Built 1946 1.09 ac lot

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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).

• Cash flow +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Appreciation +4.6/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turnkey restaurant/bar, all equipment, furniture and accessories included, currently open for dinner on Fridays only

Key facts

• Zoned residential
• 1.09 acre lot
• Parking

Tags

• ZONED RESIDENTIAL
• SPACIOUS 3-BEDROOM APARTMENT
• TWO 200-AMP ELECTRIC SERVICES
• UPDATED SEPTIC SYSTEM
• NEWER 1500-GALLON TANK
• STRONG ROAD SIDE EXPOSURE

Property features AI

Exterior

• Parking: No garage; Circular driveway (additional parking)
• Utilities: Well water; Septic tank; Circuit breaker electrical service; Cable available; High-speed internet available
• Home design: 2-story existing residence; Slab foundation
• Construction: Block and concrete construction; Year built: existing
• Exterior features: Dirt driveway; Gravel driveway; Circular driveway; Corner, rectangular lot with 160 x 296 dimensions; Main thoroughfare frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 5 (includes workshop — bedroom count not specified)
• Flooring: Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Eat-in kitchen; Workshop; Laminate and varied flooring; One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,027 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Mount Morris Central School District (town): math 31% / reading 47% proficiency, ranked #537 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $691 of loan paydown is wiped out by about $815 of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,151
• Equity at exit: $24,997

10-year hold

• IRR: 7.3%
• Equity multiple: 1.72×
• Total profit: $20,200
• Equity at exit: $27,009

Cash invested: $27,972 (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 14510

• Home prices YoY: -0.3%
• Active inventory: 27
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $123

Break-even live

Break-even rent $913

Max offer price $99,900

Occupancy floor 84%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 22 DOM
2. 2026-06-17
   days on market $99,900 Active 21 DOM
3. 2026-06-16
   days on market $99,900 Active 20 DOM
4. 2026-06-15
   days on market $99,900 Active 19 DOM
5. 2026-06-13
   days on market $99,900 Active 17 DOM
6. 2026-06-12
   days on market $99,900 Active 16 DOM
7. 2026-06-09
   days on market $99,900 Active 13 DOM
8. 2026-06-08
   days on market $99,900 Active 12 DOM
9. 2026-06-07
   days on market $99,900 Active 11 DOM
10. 2026-06-07
    days on market $99,900 Active 10 DOM
11. 2026-06-04
    days on market $99,900 Active 7 DOM
12. 2026-06-02
    days on market $99,900 Active 6 DOM
13. 2026-06-01
    days on market $99,900 Active 5 DOM
14. 2026-05-31
    days on market $99,900 Active 4 DOM
15. 2026-05-27
    listed $99,900 Active
16. 2012-09-20
    soldstatus $25,000
17. 2007-02-22
    soldstatus $65,000 117-char remark

    Show marketing remark (117 chars)

    Turnkey restaurant/bar, all equipment, furniture and accessories included, currently open for dinner on Fridays only

18. 2007-02-22
    soldstatus $40,000

    Show marketing remark (117 chars)

    Turnkey restaurant/bar, all equipment, furniture and accessories included, currently open for dinner on Fridays only

19. 2006-06-01
    listed $69,900 117-char remark

    Show marketing remark (117 chars)

    Turnkey restaurant/bar, all equipment, furniture and accessories included, currently open for dinner on Fridays only

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,821
• − Mortgage interest: −$5,596
• − Property taxes: −$1,872
• − Insurance: −$500
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,906
• Taxable loss: −$103
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,496/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: Mount Morris Central School District
• NCES district ID: 3620010
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 47% ▲ 10.00%
• Median HH income: $42,913
• Composite: 32.93/100
• National rank: #5596
• State rank: #537 of 590 in NY

Livability — Mount Morris

• Score: 59/100
• State rank: #1027
• US rank: #20058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,781

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Portuguese 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 250.0593
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-27 Listed $99,900 UNYREIS
• 2012-09-20 Sold (Public Records) $25,000 Public Records
• 2007-02-22 Sold (Public Records) $40,000 Public Records
• 2007-02-22 Sold (MLS) $65,000 UNYREIS
• 2006-06-01 Listed $69,900 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $1,872 · -3.7% YoY. Source: county tax records.