135 North St · Geneva, NY 14456

$169,900

4 bd · 2.0 ba · 1,908 sqft · Townhouse public records · 37 Days on market

Built 1900 5,388 sqft lot $89/sqft · at area comps Est $170k · at est.

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.6/15.0
• 1% rule +5.8/10.0
• DSCR +4.2/10.0
• 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 investment opportunity! ~ Duplex featuring upper and lower units with spacious layouts ~ Currently tenant occupied ~ Ideal for investors or owner-occupants looking to offset expenses ~ Each unit offers comfortable living space with functional layouts ~ Backyard with great parking lot and partial fencing ~ Strong rental potential ~ Can be packaged with any of the following properties, 1. 25 Grove St, 2. 10 Worthington Ave, 3. 79-81 Wadsworth St. , and 4. 11 Hallenback St.

Key facts

• 2 parking spots
• Built 1900
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $18 ($211/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.0% in Geneva — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime D+, employment D, amenities F.
• 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.
• Zoned schools: North Street Elementary School (math 28% / reading 35%, grade F, #1,679 of 2,108 statewide, top 80%, 595 students, 75% FRL); Geneva Middle School (math 21% / reading 42%, grade F, #522 of 729 statewide, top 73%, 452 students, 68% FRL); Geneva High School (math 92% / reading 98%, grade A+, #93 of 1,100 statewide, top 10%, 613 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Geneva City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 124 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 $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 7.7

CMA / ARV

• ARV (median comp): $170,339
• List price: $169,900
• Delta: -0.26%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Genesee St	0.18mi	5/2.0 (+1)	2,000 (+5%)	18mo	$154,900	$77	64
55 Lafayette Ave	0.23mi	4/2.0	1,700 (-11%)	23mo	$45,000	$26	52

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-26,226
• Equity at exit: $25,333

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-20,643
• Equity at exit: $14,690

Cash invested: $47,572 (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: 124
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$469 /mo · $5,624/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $18

Break-even live

Break-even rent $1,811

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $114	-5% $66	+0% $18	+5% $-31	+10% $-79
Rent	-10% $-127	-5% $-55	+0% $18	+5% $90	+10% $162
Rate	-1.0pp $103	-0.5pp $61	base $18	+0.5pp $-26	+1.0pp $-71

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-08
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Great investment opportunity! ~ Duplex featuring upper and lower units with spacious layouts ~ Currently tenant occupied ~ Ideal for investors or owner-occupants looking to offset expenses ~ Each unit offers comfortable living space with functional layouts ~ Backyard with great parking lot and partial fencing ~ Strong rental potential ~ Can be packaged with any of the following properties, 1. 25 Grove St, 2. 10 Worthington Ave, 3. 79-81 Wadsworth St. , and 4. 11 Hallenback St.

2. 2026-04-01
   listed $169,900 Active 481-char remark

   Show marketing remark (481 chars)

   Great investment opportunity! ~ Duplex featuring upper and lower units with spacious layouts ~ Currently tenant occupied ~ Ideal for investors or owner-occupants looking to offset expenses ~ Each unit offers comfortable living space with functional layouts ~ Backyard with great parking lot and partial fencing ~ Strong rental potential ~ Can be packaged with any of the following properties, 1. 25 Grove St, 2. 10 Worthington Ave, 3. 79-81 Wadsworth St. , and 4. 11 Hallenback St.

3. 2026-01-23
   historical
4. 2025-12-29
   price $195,000
5. 2025-12-06
   listed $200,000 Active
6. 2025-12-01
   historical
7. 2025-11-10
   listed $200,000 Active
8. 2022-08-31
   soldstatus $140,000
9. 2022-08-30
   soldstatus $140,000 Closed Sale or Rented
10. 2022-08-24
    status Pending Sale
11. 2022-08-21
    price $1,150
12. 2022-07-27
    status Under Contract- Do Not Show
13. 2022-07-21
    historical Continue to Show- Under Contract
14. 2022-07-15
    price $139,900
15. 2022-07-07
    listed $164,900 Active
16. 2020-04-20
    soldstatus $107,000
17. 2020-04-17
    soldstatus $107,000 Closed Sale or Rented
18. 2020-03-06
    status Pending Sale
19. 2020-03-06
    status Pending Sale
20. 2020-03-06
    historical
21. 2020-03-04
    listed $119,000 Active
22. 2020-03-04
    listed $119,000 Active
23. 1996-06-27
    soldstatus $15,000

ⓘ 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: $5,624 · $469/mo
• Projected year-2 tax: $5,624 · $469/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 · 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: $21,996
• − Mortgage interest: −$9,517
• − Property taxes: −$5,624
• − Insurance: −$850
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,943
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $801/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

+1032.7% since first listed

23 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-01 Listed $169,900 UNYREIS
• 2026-01-23 Listing Removed — CNYIS
• 2025-12-29 Price Changed $195,000 CNYIS
• 2025-12-06 Listed $200,000 CNYIS
• 2025-12-01 Listing Removed — CNYIS
• 2025-11-10 Listed $200,000 CNYIS
• 2022-08-31 Sold (Public Records) $140,000 Public Records
• 2022-08-30 Sold (MLS) $140,000 UNYREIS
• 2022-08-24 Pending — UNYREIS
• 2022-08-21 Price Changed $1,150 RENT.
• 2022-07-27 Pending — UNYREIS
• 2022-07-21 Contingent — UNYREIS
• 2022-07-15 Price Changed $139,900 UNYREIS
• 2022-07-07 Listed $164,900 UNYREIS
• 2020-04-20 Sold (Public Records) $107,000 Public Records
• 2020-04-17 Sold (MLS) $107,000 UNYREIS
• 2020-03-06 Pending — UNYREIS
• 2020-03-06 Pending — UNYREIS
• 2020-03-06 Listing Removed — UNYREIS
• 2020-03-04 Listed $119,000 UNYREIS
• 2020-03-04 Listed $119,000 UNYREIS
• 1996-06-27 Sold (Public Records) $15,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $5,624 · +0.3% YoY. Source: county tax records.