1990 Ridge Rd · Ontario, NY 14519

$675,000

8 bd · 4.0 ba · 6,260 sqft · MultiFamily · 2 Days on market

Built 1875 6,098 sqft 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• 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: 4 units. confirmed

Listing remarks MLS

2 story building 4560 sf. 4 Rental's all tenant occupied. Also see 1988 Ridge right next door. MLS 418135 single family listed for $99,600

Key facts

• Spacious yard
• Rear deck
• 6,098 sq ft lot

Tags

• UPDATED MULTIFAMILY PROPERTY
• STRONG RENTAL POTENTIAL
• REAR DECK
• SPACIOUS YARD
• DEDICATED TENANT STORAGE
• COIN-OPERATED WASHER AND DRYER

Property features AI

Finance

• Other: Property configured as a 4-unit building; 4 total units and 4 units in community; Single gas meter for property; Single electric meter for property
• Financial info: Operating expenses include insurance, trash, utilities, and water/sewer; Owner pays: other/see remarks (some owner-paid items noted); Rent includes: see remarks

Exterior

• Parking: See remarks for parking details
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt and rolled/hot mop roofing; Existing (previously built)
• Exterior features: Deck; Irregular lot shape; Lot dimensions approximately 43 x 165

Interior

• Kitchen: Appliances: water heater (other kitchen appliance details listed as 'See Remarks')
• Bedrooms: 4 full bathrooms noted (property has multiple units; see Bathrooms for details)
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 4 full bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Has heating
• Interior features: Ceiling fans; Egress windows in basement; Other/see remarks (additional interior details noted)
• Laundry & utility: Utilities and some equipment referenced under remarks

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $675k).
• Cap rate 8.5% vs local median 3.3% in Ontario — 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 71/100 on livability (#385 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: commute D, amenities F, health & safety D-.
• Wayne Central School District (suburban): math 57% / reading 68% proficiency, ranked #194 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $65k; list at $675k implies a 938% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $675,000

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 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-31,115
• Equity at exit: $100,645

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $73,995
• Equity at exit: $58,362

Cash invested: $189,000 (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 14519

• Home prices YoY: -26.1%
• Active inventory: 87
• Price-to-rent: 30.2×

Monthly cashflow live

• Estimated rent: $7,458 medium
• Mortgage (P&I): −$3,540
• Tax est. 1.5%: −$844 /mo · $10,125/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,566
• Net cashflow: $1,227

Break-even live

Break-even rent $5,905

Max offer price $675,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,694	-5% $1,460	+0% $1,227	+5% $994	+10% $761
Rent	-10% $638	-5% $932	+0% $1,227	+5% $1,522	+10% $1,816
Rate	-1.0pp $1,567	-0.5pp $1,399	base $1,227	+0.5pp $1,052	+1.0pp $874

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,460
Total (4 units)			$7,458

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on marketlisting id $675,000 Active 2 DOM
2. 2026-06-18
   days on market $675,000 Active 57 DOM
3. 2026-06-17
   days on market $675,000 Active 56 DOM
4. 2026-06-16
   days on market $675,000 Active 55 DOM
5. 2026-06-15
   days on market $675,000 Active 54 DOM
6. 2026-06-13
   days on market $675,000 Active 52 DOM
7. 2026-06-13
   days on market $675,000 Active 51 DOM
8. 2026-06-10
   days on market $675,000 Active 49 DOM
9. 2026-06-09
   days on market $675,000 Active 48 DOM
10. 2026-06-09
    days on market $675,000 Active 47 DOM
11. 2026-06-07
    days on market $675,000 Active 46 DOM
12. 2026-06-03
    days on market $675,000 Active 42 DOM
13. 2026-06-03
    days on market $675,000 Active 41 DOM
14. 2026-06-01
    days on market $675,000 Active 40 DOM
15. 2026-05-31
    days on market $675,000 Active 39 DOM
16. 2026-04-21
    listed $675,000 Active 1005-char remark
17. 2004-11-24
    soldstatus $65,000 138-char remark

    Show marketing remark (138 chars)

    2 story building 4560 sf. 4 Rental's all tenant occupied. Also see 1988 Ridge right next door. MLS 418135 single family listed for $99,600

18. 2004-07-25
    listed $89,500 138-char remark

    Show marketing remark (138 chars)

    2 story building 4560 sf. 4 Rental's all tenant occupied. Also see 1988 Ridge right next door. MLS 418135 single family listed for $99,600

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

Taxation est. · year 1

• Rental income: $89,496
• − Mortgage interest: −$37,810
• − Property taxes: −$10,125
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,160
• − Management: −$7,160
• − Depreciation: −$19,636
• Taxable income: $4,230
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $13,709/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: Wayne Central School District
• NCES district ID: 3630330
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 68% ▲ 10.00%
• Median HH income: $61,193
• Composite: 54.18/100
• National rank: #1378
• State rank: #194 of 590 in NY

Livability — Ontario

• Score: 71/100
• State rank: #385
• US rank: #6629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, NY
• Population (ZIP): 12,487

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.53%
• Current HPI: 242.3518
• 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

+654.2% since first listed

4 events — show timeline

• 2026-06-19 Listed $675,000 UNYREIS
• 2026-04-21 Listed $675,000 UNYREIS
• 2004-11-24 Sold (MLS) $65,000 UNYREIS
• 2004-07-25 Listed $89,500 UNYREIS