67 Angelo St · Geneva, NY 14456

$99,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 27 Days on market

Built 1917 10,500 sqft lot $71/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 67 Angelo Street in Geneva—a home offering space, flexibility, and strong potential in a quiet neighborhood setting. Located on a dead-end street with minimal traffic and close proximity to schools, this property is appealing for both everyday living and long-term investment. Inside, you’ll find a spacious and functional floor-plan featuring 3 bedrooms and a full bath on the second floor, along with a convenient half bath on the main level. The layout offers great flow with room to update or make it your own, while a practical mudroom provides easy access to the backyard and basement. Set on a deep lot, there’s plenty of space to expand outdoor living or make future improvements. A shared driveway is currently in place, with the opportunity to add a private driveway along the left side of the home. With solid major items and a great location, this is an opportunity for buyers looking to personalize a home or investors seeking value-add potential.

Key facts

• Deep lot
• Functional mudroom
• 0.24 acre lot

Tags

• FUNCTIONAL MUDROOM
• QUIET DEAD-END STREET
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: schools D+, crime D+, employment D.
• 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.
• Market conditions: 122 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 4.9

CMA / ARV

• ARV (median comp): $212,173
• List price: $99,900
• Delta: -52.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Oak St	0.56mi	3/1.5	1,408 (0%)	8mo	$232,500	$165	68
3060 N Genesee St	0.33mi	3/1.0	1,367 (-3%)	16mo	$185,000	$135	65
214 N Genesee St	0.34mi	3/2.0	1,246 (-12%)	3mo	$165,000	$132	60
89 Maple St	0.69mi	3/2.0	1,449 (+3%)	8mo	$241,000	$166	54
60 Cherry St	0.64mi	3/2.0	1,452 (+3%)	13mo	$110,000	$76	52
83 N Brook St	0.70mi	2/1.0 (-1)	1,473 (+5%)	1mo	$216,000	$147	52
5 Crescence Dr	0.58mi	3/1.5	1,336 (-5%)	16mo	$315,000	$236	51
85 Maple St	0.68mi	3/1.5	1,484 (+5%)	10mo	$240,000	$162	51
51 John St	0.67mi	3/1.0	1,338 (-5%)	10mo	$140,000	$105	50
3023 N Genesee St	0.42mi	4/2.0 (+1)	1,560 (+11%)	15mo	$150,000	$96	43
190 Lafayette Ave	0.73mi	3/1.5	1,608 (+14%)	5mo	$224,500	$140	38
55 Hillcrest Ave	0.67mi	2/2.0 (-1)	1,504 (+7%)	21mo	$247,400	$164	33

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $13,241
• Equity at exit: $14,895

10-year hold

• IRR: 20.9%
• Equity multiple: 2.78×
• Total profit: $49,821
• Equity at exit: $8,638

Cash invested: $27,972 (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: 122
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $460

Break-even live

Break-even rent $1,115

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending 989-char remark

   Show marketing remark (989 chars)

   Welcome to 67 Angelo Street in Geneva—a home offering space, flexibility, and strong potential in a quiet neighborhood setting. Located on a dead-end street with minimal traffic and close proximity to schools, this property is appealing for both everyday living and long-term investment. Inside, you’ll find a spacious and functional floor-plan featuring 3 bedrooms and a full bath on the second floor, along with a convenient half bath on the main level. The layout offers great flow with room to update or make it your own, while a practical mudroom provides easy access to the backyard and basement. Set on a deep lot, there’s plenty of space to expand outdoor living or make future improvements. A shared driveway is currently in place, with the opportunity to add a private driveway along the left side of the home. With solid major items and a great location, this is an opportunity for buyers looking to personalize a home or investors seeking value-add potential.

2. 2026-04-14
   listed $99,900 Active 989-char remark

   Show marketing remark (989 chars)

   Welcome to 67 Angelo Street in Geneva—a home offering space, flexibility, and strong potential in a quiet neighborhood setting. Located on a dead-end street with minimal traffic and close proximity to schools, this property is appealing for both everyday living and long-term investment. Inside, you’ll find a spacious and functional floor-plan featuring 3 bedrooms and a full bath on the second floor, along with a convenient half bath on the main level. The layout offers great flow with room to update or make it your own, while a practical mudroom provides easy access to the backyard and basement. Set on a deep lot, there’s plenty of space to expand outdoor living or make future improvements. A shared driveway is currently in place, with the opportunity to add a private driveway along the left side of the home. With solid major items and a great location, this is an opportunity for buyers looking to personalize a home or investors seeking value-add potential.

3. 2002-11-15
   soldstatus $44,000

ⓘ 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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/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: $20,366
• − Mortgage interest: −$5,596
• − Property taxes: −$3,785
• − Insurance: −$500
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$2,906
• Taxable income: $4,321
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $4,481/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

+127.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-04-14 Listed $99,900 UNYREIS
• 2002-11-15 Sold (Public Records) $44,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $3,785 · +1.8% YoY. Source: county tax records.