245 N Main St · Geneva, NY 14456

$150,000

4 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 101 Days on market

Built 1883 3,960 sqft lot $85/sqft · 6% below area Est $159k · 6% 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 +26.7/30.0
• ARV discount +10.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• 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

BUYERS AND INVESTORS……looking for a 4 bedroom, 2 full bathroom home on a double lot with potential for a home/business office? Come see this home! Bring your vision, make your own updates and transform it into YOUR home. Investors…. .add this LARGE home with good income potential to your rental portfolio! This home offers easy access to all the businesses downtown as well as schools and shopping centers. Family owned for the last 71 years this home is ready for a new owner! There is on street parking in the front of the house (restrictions Dec - April) and parking space for multiple cars behind the house. The large yard has enough space to add a garage and/or shed. The dry basement offers plenty of storage space. Preapproval/proof of funds must be included with an offer. Quick closing is possible!

Key facts

• Home business office
• Double lot
• Large yard

Tags

• DOUBLE LOT
• HOME BUSINESS OFFICE
• LARGE YARD
• DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $158,981
• List price: $150,000
• Delta: -5.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Lewis St	0.23mi	4/1.5	1,860 (+5%)	1mo	$285,000	$153	77
92 Mill St	0.42mi	4/1.0	1,698 (-4%)	7mo	$160,000	$94	68
81 Oak St	0.40mi	4/1.0	1,668 (-5%)	8mo	$188,000	$113	65
66 Milton St	0.11mi	3/1.0 (-1)	1,503 (-15%)	3mo	$111,453	$74	63
25 N Main St	0.47mi	3/1.0 (-1)	1,883 (+7%)	1mo	$186,500	$99	61
71 Sherrill St	0.68mi	4/1.5	1,820 (+3%)	2mo	$200,000	$110	60
79 Hillcrest St	0.64mi	4/1.5	1,720 (-2%)	7mo	$148,000	$86	58
137 Lafayette Ave	0.37mi	3/2.0 (-1)	1,920 (+9%)	5mo	$170,000	$89	55
100 William St	0.23mi	3/1.0 (-1)	1,512 (-14%)	6mo	$145,000	$96	55
207 William St	0.47mi	3/1.5 (-1)	1,626 (-8%)	5mo	$120,000	$74	54
190 Lafayette Ave	0.47mi	3/1.5 (-1)	1,608 (-9%)	5mo	$224,500	$140	52
88 West St	0.58mi	3/1.5 (-1)	1,540 (-13%)	4mo	$180,000	$117	41

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,708
• Equity at exit: $22,365

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $35,025
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $408

Break-even live

Break-even rent $1,286

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 101 DOM
2. 2026-06-17
   days on market $150,000 Active 100 DOM
3. 2026-06-16
   days on market $150,000 Active 99 DOM
4. 2026-06-15
   days on market $150,000 Active 98 DOM
5. 2026-06-13
   days on market $150,000 Active 96 DOM
6. 2026-06-12
   days on market $150,000 Active 95 DOM
7. 2026-06-09
   days on market $150,000 Active 92 DOM
8. 2026-06-08
   days on market $150,000 Active 91 DOM
9. 2026-06-07
   days on market $150,000 Active 90 DOM
10. 2026-06-07
    days on market $150,000 Active 89 DOM
11. 2026-06-04
    days on market $150,000 Active 86 DOM
12. 2026-06-02
    days on market $150,000 Active 85 DOM
13. 2026-06-01
    days on market $150,000 Active 84 DOM
14. 2026-05-31
    days on market $150,000 Active 83 DOM
15. 2026-04-21
    status Active 831-char remark

    Show marketing remark (831 chars)

    BUYERS AND INVESTORS……looking for a 4 bedroom, 2 full bathroom home on a double lot with potential for a home/business office? Come see this home! Bring your vision, make your own updates and transform it into YOUR home. Investors…. .add this LARGE home with good income potential to your rental portfolio! This home offers easy access to all the businesses downtown as well as schools and shopping centers. Family owned for the last 71 years this home is ready for a new owner! There is on street parking in the front of the house (restrictions Dec - April) and parking space for multiple cars behind the house. The large yard has enough space to add a garage and/or shed. The dry basement offers plenty of storage space. Preapproval/proof of funds must be included with an offer. Quick closing is possible!

16. 2026-01-28
    status Pending 831-char remark

    Show marketing remark (831 chars)

    BUYERS AND INVESTORS……looking for a 4 bedroom, 2 full bathroom home on a double lot with potential for a home/business office? Come see this home! Bring your vision, make your own updates and transform it into YOUR home. Investors…. .add this LARGE home with good income potential to your rental portfolio! This home offers easy access to all the businesses downtown as well as schools and shopping centers. Family owned for the last 71 years this home is ready for a new owner! There is on street parking in the front of the house (restrictions Dec - April) and parking space for multiple cars behind the house. The large yard has enough space to add a garage and/or shed. The dry basement offers plenty of storage space. Preapproval/proof of funds must be included with an offer. Quick closing is possible!

17. 2026-01-13
    historical Active Under Contract 831-char remark

    Show marketing remark (831 chars)

    BUYERS AND INVESTORS……looking for a 4 bedroom, 2 full bathroom home on a double lot with potential for a home/business office? Come see this home! Bring your vision, make your own updates and transform it into YOUR home. Investors…. .add this LARGE home with good income potential to your rental portfolio! This home offers easy access to all the businesses downtown as well as schools and shopping centers. Family owned for the last 71 years this home is ready for a new owner! There is on street parking in the front of the house (restrictions Dec - April) and parking space for multiple cars behind the house. The large yard has enough space to add a garage and/or shed. The dry basement offers plenty of storage space. Preapproval/proof of funds must be included with an offer. Quick closing is possible!

18. 2025-12-16
    listed $150,000 Active 831-char remark

    Show marketing remark (831 chars)

    BUYERS AND INVESTORS……looking for a 4 bedroom, 2 full bathroom home on a double lot with potential for a home/business office? Come see this home! Bring your vision, make your own updates and transform it into YOUR home. Investors…. .add this LARGE home with good income potential to your rental portfolio! This home offers easy access to all the businesses downtown as well as schools and shopping centers. Family owned for the last 71 years this home is ready for a new owner! There is on street parking in the front of the house (restrictions Dec - April) and parking space for multiple cars behind the house. The large yard has enough space to add a garage and/or shed. The dry basement offers plenty of storage space. Preapproval/proof of funds must be included with an offer. Quick closing is possible!

ⓘ 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: $2,000 · $167/mo
• Projected year-2 tax: $2,268 · $189/mo
• Expected delta: +$267/yr (+$22/mo · 13.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $21,630
• − Mortgage interest: −$8,402
• − Property taxes: −$2,000
• − Insurance: −$750
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,364
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $4,262/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

4 events — show timeline

• 2026-04-21 Relisted — UNYREIS
• 2026-01-28 Pending — UNYREIS
• 2026-01-13 Contingent — UNYREIS
• 2025-12-16 Listed $150,000 UNYREIS

Property tax history

+48.4%/yr

Latest (2025): $2,000 · +4.1% YoY. Source: county tax records.