31 Genesee St · Geneva, NY 14456

$325,000

6 bd · 3.0 ba · 3,366 sqft · MultiFamily public records · 15 Days on market

Built 1880 0.28 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investor Opportunity: 31 Genesee Street in Geneva, NY is a fully occupied, low-capex 3-family property delivering a 11% cap rate on current operations, with an in-place NOI of $34,575/year. The building features three (3) separately metered, 2 Bedroom, 1 Bath apartments across three levels, including an upper unit with a private rear stairway entrance and a dedicated mudroom/storage area. The main level includes a shared storage room for larger items which is accessible to Apartments 2 and 3. Operational highlights include keypad entry, a secured utility room for mechanicals and owner storage, a new sewer line from the street, new membrane roof, and a newer boiler & hot water heater.

Key facts

• Shared storage room
• Secured utility room
• New membrane roof

Tags

• PRIVATE REAR STAIRWAY ENTRANCE
• DEDICATED MUDROOM STORAGE AREA
• SHARED STORAGE ROOM
• SECURED UTILITY ROOM
• NEW SEWER LINE
• NEW MEMBRANE ROOF

Property features AI

Finance

• Other: Owner pays: other (see remarks); Rent inclusions: see remarks
• Financial info: Gross annual income reported at $50,520; Operating expenses reported at $14,970; Operating expense details: see remarks
• HOA & community: No HOA information provided

Exterior

• Parking: Paved parking with two or more spaces available
• Security: No security features listed
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Existing structure; Multifamily property with 3 units
• Construction: Brick construction; Membrane/rubber roof; Below-grade finished area present
• Exterior features: Deck; Open deck/porch; Porch; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 60 x 198

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 total units (multi-family property)
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Gas-fired hot water heating
• Interior features: Programmable thermostat; Hardwood, luxury vinyl, tile, and varied flooring throughout; Partial finished basement
• Laundry & utility: Separate electric meters for each unit (3 meters); Single shared gas meter

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive. Per door: $245/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.0% in Geneva — 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 78/100 on livability (#177 in NY, #2,760 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, employment D.
• Geneva City School District (town): math 36% / reading 43% proficiency, ranked #528 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 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.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $210k; list at $325k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $144,738
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25-27 Wadsworth St	0.34mi	7/2.5 (+1)	2,915 (-13%)	2mo	$124,900	$43	53

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-5,647
• Equity at exit: $48,459

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $56,265
• Equity at exit: $28,100

Cash invested: $91,000 (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 14456

• Home prices YoY: -15.8%
• Active inventory: 123
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $4,120 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$680 /mo · $8,166/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $735

Break-even live

Break-even rent $3,190

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $919	-5% $827	+0% $735	+5% $643	+10% $551
Rent	-10% $409	-5% $572	+0% $735	+5% $897	+10% $1,060
Rate	-1.0pp $898	-0.5pp $817	base $735	+0.5pp $650	+1.0pp $565

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,119
Total (3 units)			$4,120

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $325,000 Active 15 DOM
2. 2026-06-18
   days on market $325,000 Active 13 DOM
3. 2026-06-17
   days on market $325,000 Active 12 DOM
4. 2026-06-16
   days on market $325,000 Active 11 DOM
5. 2026-06-15
   days on market $325,000 Active 10 DOM
6. 2026-06-13
   days on market $325,000 Active 8 DOM
7. 2026-06-12
   days on market $325,000 Active 7 DOM
8. 2026-06-09
   days on market $325,000 Active 4 DOM
9. 2026-06-08
   days on market $325,000 Active 3 DOM
10. 2026-06-07
    days on market $325,000 Active 2 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $325,000 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: $8,166 · $680/mo
• Projected year-2 tax: $8,166 · $680/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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,440
• − Mortgage interest: −$18,205
• − Property taxes: −$8,166
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,955
• − Management: −$3,955
• − Depreciation: −$9,455
• Taxable income: $4,079
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $7,836/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: Geneva City School District
• NCES district ID: 3611970
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 43% ▲ 11.00%
• Median HH income: $44,012
• Composite: 33.48/100
• National rank: #5448
• State rank: #528 of 590 in NY

Livability — Geneva

• Score: 78/100
• State rank: #177
• US rank: #2760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, NY
• Population (ZIP): 19,864

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9%
• Common ancestry: Iranian 5% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.56%
• Current HPI: 307.9168
• 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

+377.9% since first listed

17 events — show timeline

• 2026-06-05 Listed $325,000 UNYREIS
• 2026-03-30 Listing Removed — UNYREIS
• 2025-08-31 Price Changed $325,000 UNYREIS
• 2025-07-15 Listed $339,000 UNYREIS
• 2025-01-30 Listing Removed — UNYREIS
• 2024-11-28 Price Changed $317,500 UNYREIS
• 2024-11-27 Price Changed $319,500 UNYREIS
• 2024-11-27 Price Changed $334,900 UNYREIS
• 2024-11-14 Price Changed $319,500 UNYREIS
• 2024-10-24 Listed $355,900 UNYREIS
• 2023-08-07 Sold (Public Records) $210,000 Public Records
• 2023-08-04 Sold (MLS) $210,000 UNYREIS
• 2023-07-19 Pending — UNYREIS
• 2023-06-25 Pending — UNYREIS
• 2023-06-02 Listed $219,000 UNYREIS
• 2019-11-14 Sold (Public Records) $75,000 Public Records
• 2004-09-08 Sold (Public Records) $68,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $8,166 · +13.6% YoY. Source: county tax records.