2325 State Route 14 · Lyons, NY 14489

$269,900

4 bd · 2.0 ba · 2,046 sqft · MultiFamily public records · 16 Days on market

Built 2024 Good condition 1.09 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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional opportunity to own a newer-built duplex in the heart of the Finger Lakes region! Constructed in 2024, this well-maintained property offers over 2,000 square feet of living space situated on just over one acre of land. Featuring two spacious units with a combined 4 bedrooms and 2 full bathrooms, this property is ideal for investors seeking strong rental potential(Airbnb approved), owner-occupants looking to offset expenses, or multi-generational living. The single-story design provides convenient accessibility, while the expansive lot offers ample room for outdoor enjoyment, recreation, and future possibilities. Modern construction means peace of mind with updated systems, effici

Key facts

• Expansive lot
• Modern construction
• Newer-built duplex

Tags

• NEWER-BUILT DUPLEX
• EXPANSIVE LOT
• MODERN CONSTRUCTION
• TURNKEY DUPLEX

Property features AI

Finance

• Other: Tenants pay all utilities
• Financial info: Property configured as 2 units; Two separate electric meters; Gross potential income listed at $37,500; Operating expenses listed at $5,600 (includes accounting, advertising, insurance, legal, snow removal, utilities); Typical unit rent shown as $1,300

Exterior

• Parking: Paved parking
• Utilities: Well water; Septic tank; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story property; Vinyl siding; Shingle roof; Existing (previously built)
• Construction: Poured foundation
• Exterior features: Deck; Barbecue; Agricultural and rectangular lot

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Microwave; Dining area open to kitchen/living space
• Bedrooms: Unit includes 2-bedroom layout
• Flooring: Vinyl and varying flooring types
• Bathrooms: 2 full bathrooms (total for property); One full bathroom in typical unit
• Heating & cooling: Electric baseboard heating
• Interior features: Ceiling fan(s)
• Laundry & utility: In-unit washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#270 in NY, #4,307 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lyons Central School District (town): math 33% / reading 42% proficiency, ranked #549 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,851 (1.5% below list)

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. 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. 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: 1.18% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.47×
• Total profit: $186,416
• Equity at exit: $243,147

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $518,161
• Equity at exit: $524,356

Cash invested: $75,572 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 26
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,191 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$375 /mo · $4,503/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $618

Break-even live

Break-even rent $2,409

Max offer price $269,900

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,190
Total (2 units)			$3,191

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $269,900 Active 16 DOM
2. 2026-06-17
   days on market $269,900 Active 15 DOM
3. 2026-06-16
   days on market $269,900 Active 14 DOM
4. 2026-06-15
   days on market $269,900 Active 13 DOM
5. 2026-06-13
   days on market $269,900 Active 11 DOM
6. 2026-06-12
   days on market $269,900 Active 10 DOM
7. 2026-06-09
   days on market $269,900 Active 7 DOM
8. 2026-06-08
   days on market $269,900 Active 6 DOM
9. 2026-06-07
   days on market $269,900 Active 5 DOM
10. 2026-06-07
    days on market $269,900 Active 4 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $269,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,503 · $375/mo
• Projected year-2 tax: $4,532 · $378/mo
• Expected delta: +$29/yr (+$2/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,292
• − Mortgage interest: −$15,119
• − Property taxes: −$4,503
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − Depreciation: −$7,852
• Taxable income: $3,343
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $6,612/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

A well-maintained, recently constructed multi-family home with good curb appeal and potential for rental growth.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lyons Central School District
• NCES district ID: 3618030
• Math proficiency: 33% ▲ 4.00%
• Reading proficiency: 42% ▼ -28.00%
• Median HH income: $43,076
• Composite: 31.73/100
• National rank: #5909
• State rank: #549 of 590 in NY

Livability — Lyons

• Score: 75/100
• State rank: #270
• US rank: #4307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,016

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 7% Spanish 3% Russian/Polish/Slavic 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: ▲ 38.65%
• Current HPI: 311.1445
• 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

1 event — show timeline

• 2026-06-02 Listed $269,900 UNYREIS

Property tax history

+393.7%/yr

Latest (2025): $4,503 · +963.4% YoY. Source: county tax records.