901 S Main St · Medina, NY 14103

$120,000

5 bd · 3.0 ba · 4,414 sqft · MultiFamily · 66 Days on market

Built 1925 4,361 sqft lot $27/sqft · 76% below area

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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
• Appreciation +4.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Multifamily investment opportunity! Upper/lower two-unit conveniently located close to local amenities, parks, and schools. This property features some new windows and updated flooring throughout. The lower unit offers three spacious bedrooms, a large kitchen, comfortable living area, and its own separate laundry space. The upper unit includes two generous bedrooms, a large eat-in kitchen, and living area. Both units enjoy private porches, ample off-street parking, and an additional storage shed.

Key facts

• Large kitchen
• Updated flooring
• Private porches

Tags

• NEW WINDOWS
• UPDATED FLOORING
• LARGE KITCHEN
• COMFORTABLE LIVING AREA
• SEPARATE LAUNDRY SPACE
• PRIVATE PORCHES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 4.9% in Medina — 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 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $513 of equity ($830 loan paydown + $-317 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $33k; list at $120k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.75%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $510,163
• List price: $120,000
• Delta: -76.48%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.91×
• Total profit: $64,141
• Equity at exit: $33,268

10-year hold

• IRR: 42.7%
• Equity multiple: 5.73×
• Total profit: $159,063
• Equity at exit: $38,753

Cash invested: $33,600 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 58
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,085

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,168	-5% $1,126	+0% $1,085	+5% $1,043	+10% $1,002
Rent	-10% $893	-5% $989	+0% $1,085	+5% $1,181	+10% $1,276
Rate	-1.0pp $1,145	-0.5pp $1,115	base $1,085	+0.5pp $1,054	+1.0pp $1,022

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,211
1× unit	2	1.5	$1,211
Total (2 units)			$2,423

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Multifamily investment opportunity! Upper/lower two-unit conveniently located close to local amenities, parks, and schools. This property features some new windows and updated flooring throughout. The lower unit offers three spacious bedrooms, a large kitchen, comfortable living area, and its own separate laundry space. The upper unit includes two generous bedrooms, a large eat-in kitchen, and living area. Both units enjoy private porches, ample off-street parking, and an additional storage shed.

2. 2026-03-02
   listed $120,000 Active 501-char remark

   Show marketing remark (501 chars)

   Multifamily investment opportunity! Upper/lower two-unit conveniently located close to local amenities, parks, and schools. This property features some new windows and updated flooring throughout. The lower unit offers three spacious bedrooms, a large kitchen, comfortable living area, and its own separate laundry space. The upper unit includes two generous bedrooms, a large eat-in kitchen, and living area. Both units enjoy private porches, ample off-street parking, and an additional storage shed.

3. 2019-09-26
   soldstatus $33,000 Closed Sale or Rented 180-char remark

   Show marketing remark (180 chars)

   Downstairs 3 possible 4 bedroom Apt w/ basement access+ deck. Upstairs 2 bedroom apt w/ balcony off LR w/ long time tenant. Furnace 10 years old, HWH 3 years old, 10 year tear off.

4. 2019-08-22
   status Pending Sale 180-char remark

   Show marketing remark (180 chars)

   Downstairs 3 possible 4 bedroom Apt w/ basement access+ deck. Upstairs 2 bedroom apt w/ balcony off LR w/ long time tenant. Furnace 10 years old, HWH 3 years old, 10 year tear off.

5. 2019-04-09
   price $38,000 180-char remark

   Show marketing remark (180 chars)

   Downstairs 3 possible 4 bedroom Apt w/ basement access+ deck. Upstairs 2 bedroom apt w/ balcony off LR w/ long time tenant. Furnace 10 years old, HWH 3 years old, 10 year tear off.

6. 2019-02-28
   listed $59,000 Active 180-char remark

   Show marketing remark (180 chars)

   Downstairs 3 possible 4 bedroom Apt w/ basement access+ deck. Upstairs 2 bedroom apt w/ balcony off LR w/ long time tenant. Furnace 10 years old, HWH 3 years old, 10 year tear off.

7. 2014-10-13
   listed $60,000
8. 2014-07-11
   listed $60,000
9. 2002-06-07
   soldstatus $36,000
10. 2001-04-09
    listed $46,000

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

Taxation est. · year 1

• Rental income: $29,076
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$3,491
• Taxable income: $11,811
• Est. tax owed @ 24.0%: −$2,835
• After-tax cash flow: $10,184/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, NY
• City population: 10,836
• Population (ZIP): 10,836

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.26%
• Current HPI: 307.0342
• 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

+160.9% since first listed

10 events — show timeline

• 2026-05-07 Pending — WNYREIS
• 2026-03-02 Listed $120,000 WNYREIS
• 2019-09-26 Sold (MLS) $33,000 WNYREIS
• 2019-08-22 Pending — WNYREIS
• 2019-04-09 Price Changed $38,000 WNYREIS
• 2019-02-28 Listed $59,000 WNYREIS
• 2014-10-13 Listed $60,000 UNYREIS
• 2014-07-11 Listed $60,000 UNYREIS
• 2002-06-07 Sold (MLS) $36,000 WNYREIS
• 2001-04-09 Listed $46,000 WNYREIS