13 Mill St · Le Roy, NY 14482

$49,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 7 Days on market

Built 1900 5,168 sqft lot

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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
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special at 13 Mill St in LeRoy! This property is ready for your vision and renovation ideas. Featuring solid potential with room to add value, it’s a great opportunity for investors, flippers, or buyers looking for a project. Convenient location close to village amenities, parks, and schools. Bring your tools and imagination — endless possibilities await! Being SOLD AS IS.

Key facts

• Close to parks
• Close to schools
• Convenient location

Tags

• CONVENIENT LOCATION
• CLOSE TO VILLAGE AMENITIES
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; City street frontage
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Existing/previously built
• Exterior features: Partial fencing; Fence

Interior

• Kitchen: Eat-in kitchen; Gas water heater noted in equipment; See remarks for additional kitchen/appliance details
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Walk-out basement access
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).

Location & tenants

• Location reads 69/100 on livability (#467 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Le Roy Central School District (town): math 56% / reading 59% proficiency, ranked #269 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -22% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1900 — 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: 3.42% ✓
• Cap rate: 27.57%
• Cash-on-cash: 76.01%
• DSCR: 4.38
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $188,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 North St	0.27mi	3/1.0	1,374 (+5%)	4mo	$147,500	$107	76
91 South St	0.67mi	3/1.0	1,305 (-0%)	8mo	$100,000	$77	61
29 Platt Ave	0.62mi	4/1.0 (+1)	1,315 (+0%)	9mo	$173,000	$132	59
21 Elm St	0.46mi	3/1.5	1,444 (+10%)	6mo	$200,000	$139	55
25 East Ave	0.60mi	3/2.0	1,346 (+3%)	12mo	$50,000	$37	54
13 Exchange St	0.62mi	3/1.5	1,248 (-5%)	11mo	$190,000	$152	52
11 George St	0.53mi	3/1.0	1,400 (+7%)	16mo	$195,173	$139	51
8 Elm St	0.46mi	3/1.5	1,116 (-15%)	3mo	$199,000	$178	49
17 East Ave	0.59mi	3/1.0	1,184 (-10%)	10mo	$241,000	$204	48
129 Myrtle St	0.70mi	3/1.0	1,253 (-4%)	17mo	$180,000	$144	46
2 Hilltop Dr	0.64mi	3/1.5	1,148 (-12%)	12mo	$229,000	$199	37
14 Hilltop Dr	0.65mi	2/1.0 (-1)	1,128 (-14%)	5mo	$190,000	$168	37

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: 76.0%
• Equity multiple: 4.46×
• Total profit: $47,504
• Equity at exit: $7,306

10-year hold

• IRR: 79.7%
• Equity multiple: 9.24×
• Total profit: $113,031
• Equity at exit: $4,237

Cash invested: $13,720 (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 14482

• Home prices YoY: -13.2%
• Active inventory: 20
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $869

Break-even live

Break-even rent $578

Max offer price $49,000

Occupancy floor 43%

Sensitivity live

Price	-10% $897	-5% $883	+0% $869	+5% $855	+10% $841
Rent	-10% $736	-5% $803	+0% $869	+5% $935	+10% $1,002
Rate	-1.0pp $894	-0.5pp $881	base $869	+0.5pp $856	+1.0pp $843

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W Main St Le Roy, NY	1.0–3.0	1.0–1.5	870	$1,678	$1.93	2d	1	0.64mi

Listing history 1 events

1. 2026-05-22
   listed $49,000 Active

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,151 · $179/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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,136
• − Mortgage interest: −$2,745
• − Property taxes: −$2,151
• − Insurance: −$245
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$1,425
• Taxable income: $10,348
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $7,944/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: Le Roy Central School District
• NCES district ID: 3616950
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 59% ▲ 7.00%
• Median HH income: $53,618
• Composite: 49.34/100
• National rank: #2019
• State rank: #269 of 590 in NY

Livability — Le Roy

• Score: 69/100
• State rank: #467
• US rank: #8160

Category grades

Amenities F Commute F Cost of living A Crime C Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Le Roy, NY
• Population (ZIP): 8,233

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 56,113 people
• By 2030: 54,140 · -3.5%
• By 2040: 49,368 · -12.0%
• By 2050: 43,911 · -21.7%
• By 2075: 32,511 · -42.1%
• By 2100: 21,695 · -61.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Genesee

• 2024 margin: Solid R (+34.0) · D 33.0% · R 67.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -18.4pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+37.0 2012: R+20.9 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.90%
• Current HPI: 268.8832
• 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

1 event — show timeline

• 2026-05-22 Listed $49,000 UNYREIS

Property tax history

+14.5%/yr

Latest (2025): $2,151 · +12.0% YoY. Source: county tax records.