11 Maple Ave · Shortsville, NY 14548

$139,000

3 bd · 1.5 ba · 1,648 sqft · SingleFamily public records · 7 Days on market

Built 1880 9,075 sqft lot Est $193k · 28% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Listing remarks

Step back in time to when homes were built to stand the test of time- with grit, knowledge and pride of homeownership! This home has been enjoyed by the family for over 60 years! Enjoy the quiet rural- suburban neighborhood of SHORTSVILLE NY that’s close to Bristol Mountain and Del Lago! This home has 3 bedrooms and 2 baths- a detached garage- a rear deck- an open front porch and even a workshop area in the basement. Enter at the side ENCLOSED porch (a great place for those coats and boots) to the LIVING/DINING area with updated EASY CARE flooring and an adjacent FULL BATH! This space also has a slider to the rear deck that has a COVERED SPACE for your grill! The kitchen has plenty of

Key facts

• Living dining area
• Open front porch
• Enclosed porch

Tags

• REAR DECK
• OPEN FRONT PORCH
• WORKSHOP AREA IN BASEMENT
• ENCLOSED PORCH
• LIVING DINING AREA
• COVERED SPACE FOR GRILL

Property features AI

Exterior

• Parking: Detached garage with automatic door opener; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story residence; Existing/resale property; Rectangular residential lot on a city street; Lot dimensions approximately 66 x 137
• Construction: Aluminum and vinyl siding; Blown-in insulation; PEX plumbing; Block and stone foundation; Built previously (existing structure)
• Exterior features: Covered porch; Enclosed porch; Open porch; Deck; Blacktop driveway; Shed(s) and exterior storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Bedrooms located on main level
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Dining area; Den; Entrance foyer; Kitchen-family room combo; Open living/dining area; Pantry; Sliding glass doors; Storage; Workshop; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Main-level laundry with accessible utilities; Gas water heater; Standby generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

Location & tenants

• Location reads 74/100 on livability (#288 in NY, #4,639 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Manchester-Shortsville Central School District (Red Jacket) (rural): math 49% / reading 54% proficiency, ranked #343 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 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 $961 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1880 — 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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $192,816
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Maple Ave	0.00mi	3/1.5	1,648 (0%)	0mo	$230,000	$140	100
41 High St	0.07mi	3/2.0	1,796 (+9%)	3mo	$205,000	$114	78
5 East High St	0.30mi	4/1.5 (+1)	1,656 (+0%)	4mo	$185,000	$112	77
69 W Main St	0.07mi	4/1.5 (+1)	1,702 (+3%)	20mo	$152,500	$90	69
18 High St	0.18mi	4/1.5 (+1)	1,746 (+6%)	18mo	$185,000	$106	61
111 W Main St	0.22mi	3/2.0	1,428 (-13%)	6mo	$246,000	$172	60
9 Palmyra St	0.21mi	4/2.0 (+1)	1,745 (+6%)	23mo	$252,500	$145	54
17 Hebron Ave	0.17mi	4/1.0 (+1)	1,832 (+11%)	21mo	$214,500	$117	49
118 S Main St	0.48mi	4/2.0 (+1)	1,520 (-8%)	18mo	$140,000	$92	43
64 South Ave	0.70mi	4/3.0 (+1)	1,792 (+9%)	16mo	$299,900	$167	28

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-15,345
• Equity at exit: $20,725

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,714
• Equity at exit: $12,018

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 14548

• Home prices YoY: -2.2%
• Active inventory: 11
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$372 /mo · $4,460/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $110

Break-even live

Break-even rent $1,466

Max offer price $139,000

Occupancy floor 88%

Sensitivity live

Price	-10% $189	-5% $150	+0% $110	+5% $71	+10% $32
Rent	-10% $-16	-5% $47	+0% $110	+5% $174	+10% $237
Rate	-1.0pp $180	-0.5pp $146	base $110	+0.5pp $74	+1.0pp $38

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 3 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   historical Active Under Contract
3. 2026-04-30
   listed $139,000 Active

ⓘ 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: $4,460 · $372/mo
• Projected year-2 tax: $4,460 · $372/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 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,275
• − Mortgage interest: −$7,786
• − Property taxes: −$4,460
• − Insurance: −$695
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,044
• Taxable loss: −$794
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,516/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: Manchester-Shortsville Central School District (Red Jacket)
• NCES district ID: 3624270
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $56,758
• Composite: 44.66/100
• National rank: #2768
• State rank: #343 of 590 in NY

Livability — Shortsville

• Score: 74/100
• State rank: #288
• US rank: #4639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shortsville, NY
• Population (ZIP): 3,695

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -6.14%
• Current HPI: 269.6522
• 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

3 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-05-07 Contingent — UNYREIS
• 2026-04-30 Listed $139,000 UNYREIS

Property tax history

+6.9%/yr

Latest (2025): $4,460 · +2.8% YoY. Source: county tax records.