12 Worthington Ave · Geneva, NY 14456

$89,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 21 Days on market

Built 1920 2,045 sqft lot $67/sqft · 35% below area Est $137k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

Key facts

• Versatile layout
• Flex space
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• DEDICATED DINING AREA
• FLEX SPACE
• VERSATILE LAYOUT
• CLOSE TO DOWNTOWN GENEVA

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Resale property; Vinyl siding
• Construction: Stone foundation; Vinyl siding exterior
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 68

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms including living spaces (bedroom count not specified)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced-air heating
• Interior features: Den; Separate/formal dining room; Separate/formal living room; Combined living/dining area; Partial basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $89k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $136,699
• List price: $89,000
• Delta: -34.89%
• 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
5 Cortland St	0.10mi	4/1.0 (+1)	1,440 (+8%)	5mo	$189,900	$132	73
98 William St	0.17mi	3/1.0	1,464 (+10%)	7mo	$87,000	$59	70
16 Goodelle Ter	0.62mi	3/1.0	1,344 (+1%)	0mo	$142,500	$106	70
27 Dorchester Ave	0.44mi	3/1.0	1,268 (-5%)	3mo	$60,000	$47	69
87 Madison St	0.17mi	3/1.0	1,144 (-14%)	3mo	$165,000	$144	65
100 William St	0.17mi	3/1.0	1,512 (+13%)	7mo	$145,000	$96	64
151 Hillcrest Ave	0.67mi	3/1.0	1,352 (+1%)	3mo	$246,500	$182	64
66 Milton St	0.31mi	3/1.0	1,503 (+12%)	3mo	$111,453	$74	62
47 Jefferson Ave	0.27mi	3/1.5	1,152 (-14%)	3mo	$185,000	$161	60
61 Tillman St	0.54mi	3/2.0	1,416 (+6%)	7mo	$159,000	$112	55
89 Maple St	0.70mi	3/2.0	1,449 (+8%)	8mo	$241,000	$166	42
111 Lewis St	0.54mi	4/2.0 (+1)	1,470 (+10%)	9mo	$172,500	$117	42

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $26,455
• Equity at exit: $13,270

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $75,738
• Equity at exit: $7,695

Cash invested: $24,920 (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: 122
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $641

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $703	-5% $672	+0% $641	+5% $611	+10% $580
Rent	-10% $516	-5% $579	+0% $641	+5% $704	+10% $767
Rate	-1.0pp $686	-0.5pp $664	base $641	+0.5pp $618	+1.0pp $595

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Sheridan Park Unit 140 Geneva, NY	2.0	1.0	1045	$1,450	$1.39	3d	1	1.03mi
794 Pre Emption Rd Unit 9 Geneva, NY	2.0	1.0	1800	$1,700	$0.94	3d	1	1.19mi
794 Pre Emption Rd Unit 10 Geneva, NY	2.0	1.0	1750	$1,650	$0.94	3d	1	1.19mi

Listing history 7 events

1. 2026-05-15
   price $89,000 1143-char remark
2. 2026-05-01
   listed $99,500 Active 1143-char remark
3. 2017-05-11
   soldstatus $58,000 Closed Sale or Rented 446-char remark

   Show marketing remark (446 chars)

   All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

4. 2017-05-11
   soldstatus $58,000

   Show marketing remark (446 chars)

   All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

5. 2017-03-31
   status Pending Sale 446-char remark

   Show marketing remark (446 chars)

   All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

6. 2017-01-03
   price $58,500 446-char remark

   Show marketing remark (446 chars)

   All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

7. 2016-09-21
   listed $60,000 Active 446-char remark

   Show marketing remark (446 chars)

   All the major items already done for you: new roof, siding, furnace, hot water heater, sump pump, sewer line to street, sidewalk, fenced in back yard and back porch. New pergo floors in the kitchen and dining room and new stove and microwave. All that is left to do is pick out some new flooring for some of your living space and enjoy this freshly remodeled home. A true must see. Most furniture is included as well. Call to set up your showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,086
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$2,589
• Taxable income: $6,678
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $6,094/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

+48.3% since first listed

8 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-15 Price Changed $89,000 UNYREIS
• 2026-05-01 Listed $99,500 UNYREIS
• 2017-05-11 Sold (Public Records) $58,000 Public Records
• 2017-05-11 Sold (MLS) $58,000 UNYREIS
• 2017-03-31 Pending — UNYREIS
• 2017-01-03 Price Changed $58,500 UNYREIS
• 2016-09-21 Listed $60,000 UNYREIS

Property tax history

+30.1%/yr

Latest (2025): $4,790 · +15.0% YoY. Source: county tax records.