24 Rose St · Geneva, NY 14456

$115,000

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 20 Days on market

Built 1900 4,446 sqft lot Est $168k · 31% 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).

• Cash flow +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +5.8/10.0
• 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

Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

Key facts

• Natural light
• Narrow oak floors
• Traditional layout

Tags

• NARROW OAK FLOORS
• VINTAGE MILLWORK
• PERIOD-APPROPRIATE TRIM
• TIMELESS DESIGN ELEMENTS
• TRADITIONAL LAYOUT
• NATURAL LIGHT

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story house; Existing (not new construction)
• Construction: Vinyl siding; Asphalt shingle roof; Stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Private yard; Partial fencing; Near public transit; Rectangular residential lot; See remarks

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 9 rooms including living spaces (bedroom count not specified)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Programmable thermostat; Thermal windows
• Laundry & utility: Washer and dryer included; Laundry located on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 122 active listings in the ZIP; 1 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 $795 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $68k; list at $115k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

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. 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: 1.26% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $167,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Goodelle Ter	0.20mi	3/1.0	1,344 (-10%)	0mo	$142,500	$106	71
66 Milton St	0.50mi	3/1.0	1,503 (+0%)	3mo	$111,453	$74	71
24 Oak St	0.28mi	3/1.5	1,408 (-6%)	8mo	$232,500	$165	71
89 Maple St	0.34mi	3/2.0	1,449 (-3%)	8mo	$241,000	$166	70
83 N Brook St	0.47mi	2/1.0 (-1)	1,473 (-2%)	1mo	$216,000	$147	68
61 Tillman St	0.39mi	3/2.0	1,416 (-5%)	7mo	$159,000	$112	65
190 Lafayette Ave	0.39mi	3/1.5	1,608 (+8%)	5mo	$224,500	$140	65
100 William St	0.65mi	3/1.0	1,512 (+1%)	7mo	$145,000	$96	60
98 William St	0.65mi	3/1.0	1,464 (-2%)	7mo	$87,000	$59	58
151 Hillcrest Ave	0.59mi	3/1.0	1,352 (-10%)	3mo	$246,500	$182	52
79 Hillcrest St	0.53mi	4/1.5 (+1)	1,720 (+15%)	7mo	$148,000	$86	39
92 Mill St	0.58mi	4/1.0 (+1)	1,698 (+14%)	7mo	$160,000	$94	37

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-11,667
• Equity at exit: $17,147

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-710
• Equity at exit: $9,943

Cash invested: $32,200 (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: 122
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$388 /mo · $4,654/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $107

Break-even live

Break-even rent $1,315

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $139	+0% $107	+5% $74	+10% $42
Rent	-10% $-8	-5% $49	+0% $107	+5% $164	+10% $221
Rate	-1.0pp $165	-0.5pp $136	base $107	+0.5pp $77	+1.0pp $47

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Sheridan Park Unit 140 Geneva, NY	2.0	1.0	1045	$1,450	$1.39	3d	1	1.35mi

Listing history 36 events

1. 2026-06-18
   days on market $115,000 Active 20 DOM
2. 2026-06-17
   days on market $115,000 Active 19 DOM
3. 2026-06-16
   days on market $115,000 Active 18 DOM
4. 2026-06-15
   days on market $115,000 Active 17 DOM
5. 2026-06-13
   days on market $115,000 Active 15 DOM
6. 2026-06-12
   days on market $115,000 Active 14 DOM
7. 2026-06-09
   days on market $115,000 Active 11 DOM
8. 2026-06-08
   days on market $115,000 Active 10 DOM
9. 2026-06-07
   days on market $115,000 Active 9 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 8 DOM
11. 2026-06-04
    days on market $120,000 Active 5 DOM
12. 2026-06-02
    days on market $120,000 Active 4 DOM
13. 2026-06-01
    days on market $120,000 Active 3 DOM
14. 2026-05-31
    days on market $120,000 Active 2 DOM
15. 2026-05-29
    listed $120,000 Active
16. 2026-01-09
    historical
17. 2025-12-17
    status Active
18. 2025-12-17
    price $105,000
19. 2025-12-05
    listed $114,900 Active
20. 2021-03-23
    soldstatus $68,000 Closed Sale or Rented 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

21. 2021-03-17
    soldstatus $68,000
22. 2021-01-19
    status Pending Sale 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

23. 2021-01-13
    historical Continue to Show- Under Contract 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

24. 2020-12-24
    price $69,900 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

25. 2020-11-28
    price $74,900 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

26. 2020-11-11
    price $79,900 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

27. 2020-11-02
    status Active 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

28. 2020-10-21
    historical Continue to Show- Under Contract 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

29. 2020-10-15
    listed $84,900 Active 712-char remark

    Show marketing remark (712 chars)

    Great starter home or possible rental in Geneva’s Historic North Neighborhood, within walking distance to downtown, Geneva General Hospital, and much more. Enter through the spacious enclosed front porch with replacement windows. The first floor features a spacious living room, formal dining, and kitchen with plenty of storage. The first floor also features a convenient half bath and access to the covered back porch. Upstairs are three bedrooms, all with good closet space, a spacious full bath, and bonus room that could serve as a 2nd floor laundry room. Nice private fenced back yard and driveway with off street parking. Recent updates include a new forced air furnace and updated electrical panel!

30. 2019-11-01
    historical
31. 2019-10-15
    price $69,900
32. 2019-08-15
    price $74,900
33. 2019-07-09
    listed $79,900 Active
34. 2012-02-13
    soldstatus $14,000
35. 2012-02-08
    soldstatus $14,000
36. 2011-06-30
    listed $18,000

ⓘ 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: $4,654 · $388/mo
• Projected year-2 tax: $4,654 · $388/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 ≥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: $17,400
• − Mortgage interest: −$6,442
• − Property taxes: −$4,654
• − Insurance: −$575
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,345
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,376/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

+566.7% since first listed

22 events — show timeline

• 2026-05-29 Listed $120,000 UNYREIS
• 2026-01-09 Listing Removed — UNYREIS
• 2025-12-17 Relisted — UNYREIS
• 2025-12-17 Price Changed $105,000 UNYREIS
• 2025-12-05 Listed $114,900 UNYREIS
• 2021-03-23 Sold (MLS) $68,000 UNYREIS
• 2021-03-17 Sold (Public Records) $68,000 Public Records
• 2021-01-19 Pending — UNYREIS
• 2021-01-13 Contingent — UNYREIS
• 2020-12-24 Price Changed $69,900 UNYREIS
• 2020-11-28 Price Changed $74,900 UNYREIS
• 2020-11-11 Price Changed $79,900 UNYREIS
• 2020-11-02 Relisted — UNYREIS
• 2020-10-21 Contingent — UNYREIS
• 2020-10-15 Listed $84,900 UNYREIS
• 2019-11-01 Listing Removed — UNYREIS
• 2019-10-15 Price Changed $69,900 UNYREIS
• 2019-08-15 Price Changed $74,900 UNYREIS
• 2019-07-09 Listed $79,900 UNYREIS
• 2012-02-13 Sold (MLS) $14,000 UNYREIS
• 2012-02-08 Sold (Public Records) $14,000 Public Records
• 2011-06-30 Listed $18,000 UNYREIS

Property tax history

+27.8%/yr

Latest (2025): $4,654 · +24.9% YoY. Source: county tax records.