73 Grove St · Geneva, NY 14456

$140,000

3 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 16 Days on market

Built 1870 4,140 sqft lot Est $267k · 48% under · waterfront

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• 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

3 bedroom home located within short walking distance to Hobart William Smith College, lakefront areas, shopping. Open front porch invites you into large rooms with hardwood floors. Central AC and permanently installed generator add to your comfort. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period

Key facts

• Central ac
• Lakefront areas
• Open front porch

Tags

• LAKEFRONT AREAS
• OPEN FRONT PORCH
• HARDWOOD FLOORS
• CENTRAL AC

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing/resale property
• Construction: Stucco exterior; Cedar details; Attic/crawl hatchways insulated; Composition shingle roof; Stone foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Gas oven; Gas range; Eat-in kitchen
• Bedrooms: Convertible bedroom (count included in total rooms)
• Flooring: Carpet; Hardwood; Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has 1 bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Convertible bedroom; Full basement with sump pump; Generator
• 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 $140k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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.
• Zoned schools: North Street Elementary School (math 28% / reading 35%, grade F, #1,679 of 2,108 statewide, top 80%, 595 students, 75% FRL); Geneva Middle School (math 21% / reading 42%, grade F, #522 of 729 statewide, top 73%, 452 students, 68% FRL); Geneva High School (math 92% / reading 98%, grade A+, #93 of 1,100 statewide, top 10%, 613 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Geneva City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $968 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 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $266,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 William St	0.11mi	3/1.5	1,626 (-4%)	5mo	$120,000	$74	84
88 West St	0.22mi	3/1.5	1,540 (-9%)	5mo	$180,000	$117	71
100 William St	0.16mi	3/1.0	1,512 (-10%)	7mo	$145,000	$96	68
66 Milton St	0.29mi	3/1.0	1,503 (-11%)	3mo	$111,453	$74	64
98 William St	0.15mi	3/1.0	1,464 (-13%)	7mo	$87,000	$59	63
190 Lafayette Ave	0.57mi	3/1.5	1,608 (-5%)	5mo	$224,500	$140	61
181 Lewis St	0.45mi	4/1.5 (+1)	1,860 (+10%)	1mo	$285,000	$153	56
5 Cortland St	0.26mi	4/1.0 (+1)	1,440 (-15%)	5mo	$189,900	$132	52
137 Lafayette Ave	0.54mi	3/2.0	1,920 (+14%)	5mo	$170,000	$89	46
25 N Main St	0.74mi	3/1.0	1,883 (+11%)	1mo	$186,500	$99	44
421 Washington St	0.53mi	4/2.0 (+1)	1,896 (+12%)	7mo	$355,000	$187	42
83 N Brook St	0.65mi	2/1.0 (-1)	1,473 (-13%)	1mo	$216,000	$147	40

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,612
• Equity at exit: $20,874

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,663
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$343 /mo · $4,115/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $188

Break-even live

Break-even rent $1,437

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $267	-5% $227	+0% $188	+5% $148	+10% $108
Rent	-10% $55	-5% $121	+0% $188	+5% $254	+10% $320
Rate	-1.0pp $258	-0.5pp $223	base $188	+0.5pp $151	+1.0pp $114

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
794 Pre Emption Rd Unit 9 Geneva, NY	2.0	1.0	1800	$1,700	$0.94	4d	1	1.04mi
794 Pre Emption Rd Unit 10 Geneva, NY	2.0	1.0	1750	$1,650	$0.94	4d	1	1.04mi

Listing history 13 events

1. 2026-06-21
   days on market $140,000 Active 16 DOM
2. 2026-06-21
   days on market $140,000 Active 15 DOM
3. 2026-06-18
   days on market $140,000 Active 13 DOM
4. 2026-06-17
   days on market $140,000 Active 12 DOM
5. 2026-06-16
   days on market $140,000 Active 11 DOM
6. 2026-06-15
   days on market $140,000 Active 10 DOM
7. 2026-06-13
   days on market $140,000 Active 8 DOM
8. 2026-06-12
   days on market $140,000 Active 7 DOM
9. 2026-06-09
   days on market $140,000 Active 4 DOM
10. 2026-06-08
    days on market $140,000 Active 3 DOM
11. 2026-06-07
    days on market $140,000 Active 2 DOM
12. 2026-06-07
    remarks 444-char remark
13. 2026-06-07
    listed $140,000 Active 1 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: $4,115 · $343/mo
• Projected year-2 tax: $4,115 · $343/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $20,096
• − Mortgage interest: −$7,842
• − Property taxes: −$4,115
• − Insurance: −$700
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,073
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,215/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

+75.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $140,000 UNYREIS
• 2021-03-15 Sold (Public Records) $79,900 Public Records

Property tax history

+55.5%/yr

Latest (2025): $4,115 · +8.7% YoY. Source: county tax records.