6242 Conesus Springwater Rd · Conesus, NY 14435

$150,000

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 22 Days on market

Built 1900 0.81 ac lot Est $176k · 15% 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 +26.0/30.0
• ARV discount +14.2/15.0
• DSCR +8.8/10.0
• 1% rule +8.1/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Newly updated Home, Icludes new furnace, Water Heater, carpeting, Plumbing, Paint and some new windows, very private! Garage Has 2 Brand new over head doors . Possible Owner financing with a good Downpayment . Must See to appreciate!Why Rent When you can Own for Less!

Key facts

• 0.81 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Shared driveway access
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Two-story wood-sided house; Existing/resale property
• Construction: Wood siding exterior; Stone foundation
• Exterior features: Gravel driveway; Rectangular lot (approx. 0.81 acre, dimensions 222 x 157)

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Three bedrooms (one on the main level; two on the second floor)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Sliding glass doors; Programmable thermostat
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/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: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Livonia Central School District (rural): math 56% / reading 64% proficiency, ranked #221 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 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.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $70k; list at $150k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

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: 1.31% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $176,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6168 Elm St	0.38mi	3/1.5 (+1)	1,668 (+2%)	4mo	$179,900	$108	69

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-374
• Equity at exit: $22,365

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $30,812
• 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 14435

• Home prices YoY: -3.4%
• Active inventory: 23
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$328 /mo · $3,933/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $374

Break-even live

Break-even rent $1,490

Max offer price $150,000

Occupancy floor 76%

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 17 events

1. 2026-06-18
   days on market $150,000 Active 22 DOM
2. 2026-06-17
   days on market $150,000 Active 21 DOM
3. 2026-06-16
   days on market $150,000 Active 20 DOM
4. 2026-06-15
   days on market $150,000 Active 19 DOM
5. 2026-06-13
   days on market $150,000 Active 17 DOM
6. 2026-06-10
   days on market $150,000 Active 14 DOM
7. 2026-06-09
   days on market $150,000 Active 13 DOM
8. 2026-06-09
   days on market $150,000 Active 12 DOM
9. 2026-06-07
   days on market $150,000 Active 11 DOM
10. 2026-06-03
    days on market $150,000 Active 7 DOM
11. 2026-06-03
    days on market $150,000 Active 6 DOM
12. 2026-06-01
    days on market $150,000 Active 5 DOM
13. 2026-05-31
    days on market $150,000 Active 4 DOM
14. 2026-05-27
    listed $150,000 Active
15. 2011-10-06
    soldstatus $69,900 268-char remark

    Show marketing remark (268 chars)

    Newly updated Home, Icludes new furnace, Water Heater, carpeting, Plumbing, Paint and some new windows, very private! Garage Has 2 Brand new over head doors . Possible Owner financing with a good Downpayment . Must See to appreciate!Why Rent When you can Own for Less!

16. 2011-06-26
    listed $69,900 268-char remark

    Show marketing remark (268 chars)

    Newly updated Home, Icludes new furnace, Water Heater, carpeting, Plumbing, Paint and some new windows, very private! Garage Has 2 Brand new over head doors . Possible Owner financing with a good Downpayment . Must See to appreciate!Why Rent When you can Own for Less!

17. 2006-02-01
    soldstatus $20,000

ⓘ 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: $3,933 · $328/mo
• Projected year-2 tax: $3,933 · $328/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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,557
• − Mortgage interest: −$8,402
• − Property taxes: −$3,933
• − Insurance: −$750
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$4,364
• Taxable income: $2,339
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,926/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: Livonia Central School District
• NCES district ID: 3617640
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 64% ▲ 5.00%
• Median HH income: $64,915
• Composite: 52.47/100
• National rank: #1568
• State rank: #221 of 590 in NY

Livability — Conesus

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

Census & demographics

• Census place: Conesus, NY
• Population (ZIP): 2,398

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.86%
• Current HPI: 283.417
• 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

+650.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $150,000 UNYREIS
• 2011-10-06 Sold (MLS) $69,900 UNYREIS
• 2011-06-26 Listed $69,900 UNYREIS
• 2006-02-01 Sold (Public Records) $20,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $3,933 · +9.1% YoY. Source: county tax records.