251 Farmview Dr · Gananda, NY 14502

$214,900

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 10 Days on market

Built 1967 0.46 ac lot Est $308k · 30% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.0/10.0
• Schools +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find Ranch. 3 bedroom, 1.5 bath. Half acre lot. Anderson Windows in 2011. Furnace A/C in 2011. New Roof in 2019. New Garage Doors in 2012. Driveway in 2012. Partially finished basement. Kitchen appliances stay. large family room with fireplace. More! Note: Penfield Schools. Tax Star $750.86. This is a Must See Home!

Key facts

• 1st floor living
• Ranch style
• 0.46 acre lot

Tags

• RANCH STYLE
• 1ST FLOOR LIVING
• PENFIELD SCHOOL DISTRICT
• VERY QUIET NEIGHBORHOOD STREET
• ALMOST A HALF ACRE LOT
• FULLY FENCED HUGE BACKYARD

Property features AI

Exterior

• Parking: Attached garage with electricity and storage; Garage door opener; Driveway; Approximately 2.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Existing construction; Entry level on main floor; City street frontage
• Construction: Composite siding; Copper plumbing; Architectural shingle roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Open patio; Patio; Porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Range hood; Dishwasher; Refrigerator; Disposal; Exhaust fan
• Bedrooms: Three main-level bedrooms; Bedroom on main level
• Flooring: Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Pantry; Sliding glass doors; Window treatments; Programmable thermostat; Drapes; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 9.8% vs local median 3.2% in Gananda — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $150k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $214,900

Questions for the listing agent

1. Built in 1967 — 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: 1.40% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $308,140
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Mildahn Rd	0.31mi	3/2.5	1,440 (+1%)	1mo	$3,000	$2	79
361 Rt-441	0.32mi	3/1.0	1,421 (+0%)	18mo	$213,000	$150	68
201 Plumegrass Run	0.34mi	3/2.5	1,463 (+3%)	12mo	$340,000	$232	64
365 Highfield Dr	0.27mi	3/1.5	1,476 (+4%)	23mo	$271,500	$184	62
447 Walworth Penfield Rd	0.51mi	3/1.5	1,364 (-4%)	21mo	$250,000	$183	52
562 Crows Nest Ln	0.71mi	3/1.0	1,560 (+10%)	1mo	$338,000	$217	48
441 Parkside Trl	0.68mi	3/2.5	1,556 (+10%)	1mo	$412,500	$265	48
3504 Scenic Way	0.51mi	3/3.5	1,578 (+11%)	4mo	$355,000	$225	46

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,932
• Equity at exit: $32,042

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $58,194
• Equity at exit: $18,581

Cash invested: $60,172 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$517 /mo · $6,200/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $637

Break-even live

Break-even rent $2,194

Max offer price $214,900

Occupancy floor 74%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Mildahn Rd Walworth, NY	3.0	2.5	1440	$3,000	$2.08	19d	1	0.29mi

Listing history 8 events

1. 2026-06-16
   status $214,900 Pending 10 DOM
2. 2026-06-15
   days on market $214,900 Active 10 DOM
3. 2026-06-13
   days on market $214,900 Active 8 DOM
4. 2026-06-10
   days on market $214,900 Active 5 DOM
5. 2026-06-09
   days on market $214,900 Active 4 DOM
6. 2026-06-09
   days on market $214,900 Active 3 DOM
7. 2026-06-07
   remarks 683-char remark
8. 2026-06-07
   listed $214,900 Active 2 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: $6,200 · $517/mo
• Projected year-2 tax: $6,200 · $517/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: $36,000
• − Mortgage interest: −$12,038
• − Property taxes: −$6,200
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$6,252
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $6,519/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — Gananda

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gananda, NY
• Population (ZIP): 10,515

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 3%
• Foreign-born: 4% · China, South Korea
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Chinese 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: ▼ -85.25%
• Current HPI: 242.5682
• 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

+86.9% since first listed

12 events — show timeline

• 2026-06-05 Listed $214,900 UNYREIS
• 2019-09-30 Sold (Public Records) $149,900 Public Records
• 2019-09-30 Sold (Public Records) $149,900 Public Records
• 2019-09-30 Sold (MLS) $149,900 UNYREIS
• 2019-08-07 Pending — UNYREIS
• 2019-08-02 Contingent — UNYREIS
• 2019-07-31 Price Changed $149,900 UNYREIS
• 2019-07-16 Listed $150,000 UNYREIS
• 2013-06-06 Sold (Public Records) $121,000 Public Records
• 2013-06-05 Sold (MLS) $121,000 UNYREIS
• 2013-03-03 Listed $122,500 UNYREIS
• 2009-09-02 Sold (Public Records) $115,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,200 · -2.3% YoY. Source: county tax records.