36 Lafayette Ave · Geneva, NY 14456

$85,000

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 65 Days on market

Built 1880 4,800 sqft lot $46/sqft · 53% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Check out this 3-bedroom home at 36 Lafayette Avenue in Geneva. This is a great opportunity for an investor looking for a property with a tenant already in place and a ready-to-go investment. The home offers a functional layout with three bedrooms, a full bath, and practical living space that’s easy to maintain. Plenty of off-street parking and a manageable lot size keep operations simple, making it a solid fit for a buy-and-hold strategy. Located in a convenient area near local shops, dining, and everyday essentials. Close proximity to Hobart and William Smith Colleges, and Seneca Lake supports steady rental demand in the area. Currently tenant occupied. A great opportunity to step into a property that’s already doing what it’s supposed to do.

Key facts

• Manageable lot size
• Off-street parking
• 4,800 sq ft lot

Tags

• OFF-STREET PARKING
• MANAGEABLE LOT SIZE
• CLOSE PROXIMITY TO COLLEGES

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$180,747) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 2 comparable units currently listed for rent nearby; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $85k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.97% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 4.2

CMA / ARV

• ARV (median comp): $180,747
• List price: $85,000
• Delta: -52.97%
• 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
25 N Main St	0.19mi	3/1.0	1,883 (+2%)	1mo	$186,500	$99	87
181 Lewis St	0.21mi	4/1.5 (+1)	1,860 (+1%)	1mo	$285,000	$153	81
137 Lafayette Ave	0.24mi	3/2.0	1,920 (+4%)	5mo	$170,000	$89	74
71 Sherrill St	0.38mi	4/1.5 (+1)	1,820 (-2%)	2mo	$200,000	$110	71
79 N Main St	0.08mi	4/2.0 (+1)	2,097 (+14%)	2mo	$177,500	$85	63
81 Oak St	0.25mi	4/1.0 (+1)	1,668 (-10%)	8mo	$188,000	$113	60
190 Lafayette Ave	0.36mi	3/1.5	1,608 (-13%)	5mo	$224,500	$140	55
144 Hillcrest Ave	0.56mi	4/2.0 (+1)	1,804 (-2%)	9mo	$285,000	$158	53
92 Mill St	0.49mi	4/1.0 (+1)	1,698 (-8%)	7mo	$160,000	$94	53
79 Hillcrest St	0.53mi	4/1.5 (+1)	1,720 (-7%)	7mo	$148,000	$86	51
151 N Genesee St	0.57mi	3/2.5	2,011 (+9%)	8mo	$162,000	$81	46
207 William St	0.69mi	3/1.5	1,626 (-12%)	5mo	$120,000	$74	42

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $22,695
• Equity at exit: $12,674

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $67,075
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$272 /mo · $3,261/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $571

Break-even live

Break-even rent $953

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $619	-5% $595	+0% $571	+5% $547	+10% $522
Rent	-10% $438	-5% $504	+0% $571	+5% $637	+10% $703
Rate	-1.0pp $613	-0.5pp $592	base $571	+0.5pp $549	+1.0pp $526

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
794 Pre Emption Rd Unit 9 Geneva, NY	2.0	1.0	1800	$1,700	$0.94	3d	1	1.45mi
794 Pre Emption Rd Unit 10 Geneva, NY	2.0	1.0	1750	$1,650	$0.94	3d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 65 DOM
2. 2026-06-18
   days on market $85,000 Active 63 DOM
3. 2026-06-17
   days on market $85,000 Active 62 DOM
4. 2026-06-16
   days on market $85,000 Active 61 DOM
5. 2026-06-15
   days on market $85,000 Active 60 DOM
6. 2026-06-13
   days on market $85,000 Active 58 DOM
7. 2026-06-12
   days on market $85,000 Active 57 DOM
8. 2026-06-09
   pricedays on market $85,000 Active 54 DOM
9. 2026-06-08
   days on market $90,000 Active 53 DOM
10. 2026-06-07
    days on market $90,000 Active 52 DOM
11. 2026-06-07
    days on market $90,000 Active 51 DOM
12. 2026-06-04
    days on market $90,000 Active 48 DOM
13. 2026-06-02
    days on market $90,000 Active 47 DOM
14. 2026-06-01
    days on market $90,000 Active 46 DOM
15. 2026-05-31
    days on market $90,000 Active 45 DOM
16. 2026-05-11
    price $100,000 772-char remark

    Show marketing remark (772 chars)

    Check out this 3-bedroom home at 36 Lafayette Avenue in Geneva. This is a great opportunity for an investor looking for a property with a tenant already in place and a ready-to-go investment. The home offers a functional layout with three bedrooms, a full bath, and practical living space that’s easy to maintain. Plenty of off-street parking and a manageable lot size keep operations simple, making it a solid fit for a buy-and-hold strategy. Located in a convenient area near local shops, dining, and everyday essentials. Close proximity to Hobart and William Smith Colleges, and Seneca Lake supports steady rental demand in the area. Currently tenant occupied. A great opportunity to step into a property that’s already doing what it’s supposed to do.

17. 2026-04-27
    price $105,000 772-char remark

    Show marketing remark (772 chars)

    Check out this 3-bedroom home at 36 Lafayette Avenue in Geneva. This is a great opportunity for an investor looking for a property with a tenant already in place and a ready-to-go investment. The home offers a functional layout with three bedrooms, a full bath, and practical living space that’s easy to maintain. Plenty of off-street parking and a manageable lot size keep operations simple, making it a solid fit for a buy-and-hold strategy. Located in a convenient area near local shops, dining, and everyday essentials. Close proximity to Hobart and William Smith Colleges, and Seneca Lake supports steady rental demand in the area. Currently tenant occupied. A great opportunity to step into a property that’s already doing what it’s supposed to do.

18. 2026-04-16
    listed $110,000 Active 772-char remark

    Show marketing remark (772 chars)

    Check out this 3-bedroom home at 36 Lafayette Avenue in Geneva. This is a great opportunity for an investor looking for a property with a tenant already in place and a ready-to-go investment. The home offers a functional layout with three bedrooms, a full bath, and practical living space that’s easy to maintain. Plenty of off-street parking and a manageable lot size keep operations simple, making it a solid fit for a buy-and-hold strategy. Located in a convenient area near local shops, dining, and everyday essentials. Close proximity to Hobart and William Smith Colleges, and Seneca Lake supports steady rental demand in the area. Currently tenant occupied. A great opportunity to step into a property that’s already doing what it’s supposed to do.

19. 2003-03-10
    soldstatus $42,500
20. 2002-01-04
    soldstatus $40,700

ⓘ 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: $3,261 · $272/mo
• Projected year-2 tax: $3,261 · $272/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $20,104
• − Mortgage interest: −$4,761
• − Property taxes: −$3,261
• − Insurance: −$425
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,473
• Taxable income: $5,967
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $5,415/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

+145.7% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $100,000 UNYREIS
• 2026-04-27 Price Changed $105,000 UNYREIS
• 2026-04-16 Listed $110,000 UNYREIS
• 2003-03-10 Sold (Public Records) $42,500 Public Records
• 2002-01-04 Sold (Public Records) $40,700 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,261 · +0.3% YoY. Source: county tax records.