5001 Salt Works Rd · Medina, NY 14103

$139,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 14 Days on market

Built 1955 1.10 ac lot Est $140k · at est.

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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 +16.1/30.0
• ARV discount +7.9/15.0
• 1% rule +5.8/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

Key facts

• Ample cabinet space
• Natural wood beams
• Granite countertops

Tags

• OPEN CONCEPT LIVING AREA
• UPDATED BATHROOM
• FIRST FLOOR LAUNDRY ROOM
• AMPLE CABINET SPACE
• GRANITE COUNTERTOPS
• NATURAL WOOD BEAMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $72 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Cap rate 6.9% vs local median 4.8% in Medina — 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 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $594 of equity ($961 loan paydown + $-367 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $85k; list at $139k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1955 — 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. 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?
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 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: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $140,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5001 Salt Works Rd	0.00mi	3/1.0	1,160 (0%)	1mo	$140,000	$121	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,052
• Equity at exit: $38,535

10-year hold

• IRR: 5.3%
• Equity multiple: 1.56×
• Total profit: $21,811
• Equity at exit: $44,889

Cash invested: $38,920 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 57
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$322 /mo · $3,866/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $72

Break-even live

Break-even rent $1,404

Max offer price $139,000

Occupancy floor 90%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-12
   status Pending
2. 2026-03-05
   historical Active Under Contract
3. 2026-02-26
   listed $139,000 Active
4. 2025-12-23
   historical
5. 2025-12-07
   listed $139,900 Active
6. 2022-01-19
   soldstatus $84,900
7. 2022-01-14
   soldstatus $84,900 Closed Sale or Rented 542-char remark

   Show marketing remark (542 chars)

   This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

8. 2021-11-12
   status Pending Sale 542-char remark

   Show marketing remark (542 chars)

   This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

9. 2021-11-08
   status Under Contract- Do Not Show 542-char remark

   Show marketing remark (542 chars)

   This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

10. 2021-11-04
    status Active 542-char remark

    Show marketing remark (542 chars)

    This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

11. 2021-10-28
    status Under Contract- Do Not Show 542-char remark

    Show marketing remark (542 chars)

    This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

12. 2021-10-16
    listed $84,900 Active 542-char remark

    Show marketing remark (542 chars)

    This country home offers privacy and serenity as it sits on 1.1 acres and includes an attached garage and large shed, perfect for your storage needs. The concrete front patio is filled with potential to create your own serene sitting area or outdoor cook space. Inside you will find the home to have three bedrooms and one bathroom with a large open-concept living space. This home has plenty of personality and charm with natural wood beams spanning the open living areas. The potential is there for this home to be your dream country lodge.

13. 2017-07-19
    soldstatus $66,000
14. 2008-10-30
    soldstatus $63,000
15. 2000-09-18
    soldstatus $47,500

ⓘ 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: $3,866 · $322/mo
• Projected year-2 tax: $3,866 · $322/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 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: $17,947
• − Mortgage interest: −$7,786
• − Property taxes: −$3,866
• − Insurance: −$695
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,044
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $1,186/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,836
• Population (ZIP): 10,836

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.26%
• Current HPI: 307.0342
• 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

+192.6% since first listed

15 events — show timeline

• 2026-03-12 Pending — UNYREIS
• 2026-03-05 Contingent — UNYREIS
• 2026-02-26 Listed $139,000 UNYREIS
• 2025-12-23 Listing Removed — UNYREIS
• 2025-12-07 Listed $139,900 UNYREIS
• 2022-01-19 Sold (Public Records) $84,900 Public Records
• 2022-01-14 Sold (MLS) $84,900 WNYREIS
• 2021-11-12 Pending — WNYREIS
• 2021-11-08 Pending — WNYREIS
• 2021-11-04 Relisted — WNYREIS
• 2021-10-28 Pending — WNYREIS
• 2021-10-16 Listed $84,900 WNYREIS
• 2017-07-19 Sold (Public Records) $66,000 Public Records
• 2008-10-30 Sold (Public Records) $63,000 Public Records
• 2000-09-18 Sold (Public Records) $47,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,866 · +3.3% YoY. Source: county tax records.