76 North St · Le Roy, NY 14482

$64,000

3 bd · 2.0 ba · 2,420 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.47 ac lot

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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
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a well-cared for 4-bedroom home with charm abounding! Lovely, neutral paint colors on the main floor with a great floor plan! Clean and tidy! Hardwood floors, newer metal roof, new blacktop driveway with a turn-around, nice back deck & a nice, deep lot.

Key facts

• 0.47 acre lot
• Built 1900
• Listed 11 days

Property features AI

Exterior

• Parking: No garage
• Home design: Two-story existing property
• Construction: Construction details: see remarks
• Exterior features: Exterior details: see remarks; Rectangular lot with 75 x 271 dimensions; Main thoroughfare road frontage

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms with one on the main level
• Heating & cooling: Heating details: see remarks
• Interior features: Other interior features (see remarks)
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).

Location & tenants

• Location reads 69/100 on livability (#467 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Le Roy Central School District (town): math 56% / reading 59% proficiency, ranked #269 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wolcott Street School (math 55% / reading 61%, grade C+, #833 of 2,108 statewide, top 40%, 609 students, 47% FRL); Le Roy Junior-Senior High School (math 58% / reading 57%, grade C, #884 of 1,100 statewide, top 80%, 543 students, 39% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $11k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.99% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.88%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $283,140
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 E Main St	0.50mi	4/1.5 (+1)	2,564 (+6%)	3mo	$300,000	$117	57
78 E Main St	0.51mi	3/2.0	2,077 (-14%)	2mo	$315,000	$152	51
2 1/2 North St	0.48mi	4/2.0 (+1)	2,140 (-12%)	19mo	$225,000	$105	37
4 Garden Ln	0.62mi	2/2.5 (-1)	2,631 (+9%)	16mo	$265,000	$101	36

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $25,680
• Equity at exit: $9,543

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $68,836
• Equity at exit: $5,534

Cash invested: $17,920 (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 14482

• Home prices YoY: -13.2%
• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $566

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 51%

Sensitivity live

Price	-10% $610	-5% $588	+0% $566	+5% $544	+10% $521
Rent	-10% $465	-5% $515	+0% $566	+5% $616	+10% $667
Rate	-1.0pp $598	-0.5pp $582	base $566	+0.5pp $549	+1.0pp $532

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $64,000 Pending 11 DOM
2. 2026-06-16
   days on market $64,000 Active 11 DOM
3. 2026-06-15
   pricedays on market $64,000 Active 10 DOM
4. 2026-06-14
   days on market $74,900 Active 8 DOM
5. 2026-06-12
   days on market $74,900 Active 7 DOM
6. 2026-06-09
   days on market $74,900 Active 4 DOM
7. 2026-06-08
   days on market $74,900 Active 3 DOM
8. 2026-06-07
   days on market $74,900 Active 2 DOM
9. 2026-06-07
   remarks 256-char remark
10. 2026-06-07
    listed $74,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $15,312
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,862
• Taxable income: $6,135
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,316/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: Le Roy Central School District
• NCES district ID: 3616950
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 59% ▲ 7.00%
• Median HH income: $53,618
• Composite: 49.34/100
• National rank: #2019
• State rank: #269 of 590 in NY

Livability — Le Roy

• Score: 69/100
• State rank: #467
• US rank: #8160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Le Roy, NY
• Population (ZIP): 8,233

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 56,113 people
• By 2030: 54,140 · -3.5%
• By 2040: 49,368 · -12.0%
• By 2050: 43,911 · -21.7%
• By 2075: 32,511 · -42.1%
• By 2100: 21,695 · -61.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Genesee

• 2024 margin: Solid R (+34.0) · D 33.0% · R 67.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -18.4pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+37.0 2012: R+20.9 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.90%
• Current HPI: 268.8832
• 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

+10.1% since first listed

7 events — show timeline

• 2026-06-05 Listed $74,900 WNYREIS
• 2020-05-22 Sold (MLS) $130,000 UNYREIS
• 2020-03-30 Pending — UNYREIS
• 2020-03-16 Pending — UNYREIS
• 2020-03-15 Contingent — UNYREIS
• 2020-03-11 Listed $124,900 UNYREIS
• 1998-06-24 Sold (Public Records) $68,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,713 · +4.1% YoY. Source: county tax records.