2295 State Route 14 · Geneva, NY 14456

$139,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 114 Days on market

Built 1980 1.10 ac lot $121/sqft · 47% below area Est $263k · 47% under

---

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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom ranch situated on 1.10 acres just north of Geneva along NY-14. This single-story home offers 1,152 sq ft of living space, featuring a spacious eat-in kitchen with center island, dedicated laundry/mudroom, and a full bath with jetted tub. Enjoy the covered front porch and generous yard space with plenty of room for outdoor activities. A detached garage provides additional storage. Conveniently located with easy access to Geneva and surrounding amenities. Sold as-is and priced to sell.

Key facts

• Covered front porch
• Eat-in kitchen
• Generous yard space

Tags

• EAT-IN KITCHEN
• DEDICATED LAUNDRY MUDROOM
• FULL BATH WITH JETTED TUB
• COVERED FRONT PORCH
• GENEROUS YARD SPACE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.0% in Geneva — 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 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.
• Phelps-Clifton Springs Central School District (rural): math 31% / reading 46% proficiency, ranked #526 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midlakes Elementary School (math 20% / reading 45%, grade F, #1,636 of 2,108 statewide, top 78%, 787 students, 50% FRL); Midlakes Middle/High School (math 82% / reading 95%, grade A, #294 of 1,100 statewide, top 27%, 696 students, 48% FRL) — zoned schools average 49% FRL vs 29% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 38% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Phelps-Clifton Springs Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 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

• It's been on market 114 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $139k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $262,560
• List price: $139,000
• Delta: -47.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-16,854
• Equity at exit: $20,725

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-7,065
• 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 14456

• Home prices YoY: -15.8%
• Active inventory: 123
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $87

Break-even live

Break-even rent $1,399

Max offer price $139,000

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $127	+0% $87	+5% $48	+10% $9
Rent	-10% $-32	-5% $28	+0% $87	+5% $147	+10% $207
Rate	-1.0pp $157	-0.5pp $123	base $87	+0.5pp $51	+1.0pp $15

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 17 events

1. 2026-06-22
   days on market $139,000 Active 114 DOM
2. 2026-06-18
   days on market $139,000 Active 111 DOM
3. 2026-06-17
   days on market $139,000 Active 110 DOM
4. 2026-06-16
   days on market $139,000 Active 109 DOM
5. 2026-06-15
   days on market $139,000 Active 108 DOM
6. 2026-06-13
   days on market $139,000 Active 106 DOM
7. 2026-06-10
   days on market $139,000 Active 103 DOM
8. 2026-06-09
   days on market $139,000 Active 102 DOM
9. 2026-06-09
   days on market $139,000 Active 101 DOM
10. 2026-06-07
    days on market $139,000 Active 100 DOM
11. 2026-06-05
    days on market $139,000 Active 97 DOM
12. 2026-06-03
    days on market $139,000 Active 96 DOM
13. 2026-06-03
    days on market $139,000 Active 95 DOM
14. 2026-06-01
    days on market $139,000 Active 94 DOM
15. 2026-05-31
    days on market $139,000 Active 93 DOM
16. 2026-02-27
    listed $139,000 Active 511-char remark

    Show marketing remark (511 chars)

    Charming 2-bedroom ranch situated on 1.10 acres just north of Geneva along NY-14. This single-story home offers 1,152 sq ft of living space, featuring a spacious eat-in kitchen with center island, dedicated laundry/mudroom, and a full bath with jetted tub. Enjoy the covered front porch and generous yard space with plenty of room for outdoor activities. A detached garage provides additional storage. Conveniently located with easy access to Geneva and surrounding amenities. Sold as-is and priced to sell.

17. 2005-12-05
    soldstatus $40,000

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 ≥97°F today · 15 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: $18,117
• − Mortgage interest: −$7,786
• − Property taxes: −$3,823
• − Insurance: −$695
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,044
• Taxable loss: −$1,130
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,318/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: Phelps-Clifton Springs Central School District
• NCES district ID: 3622890
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 46% ▲ 9.00%
• Median HH income: $55,189
• Composite: 33.69/100
• National rank: #5384
• State rank: #526 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

• 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

+247.5% since first listed

2 events — show timeline

• 2026-02-27 Listed $139,000 WNYREIS
• 2005-12-05 Sold (Public Records) $40,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,823 · +1.1% YoY. Source: county tax records.