108 Hedley St · Medina, NY 14103

$29,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 8 Days on market

Built 1850 0.26 ac lot Est $42k · 28% under

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Why this score? — see what drove the A- 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
• 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

Listing remarks MLS

Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

Key facts

• Investment property
• 0.26 acre lot
• Built 1850

Tags

• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $30k).
• Cap rate 26.5% 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; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $128 of equity ($207 loan paydown + $-79 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $14k; list at $30k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1850 — 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. 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?
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: 3.01% ✓
• Cap rate: 26.54%
• Cash-on-cash: 72.29%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $41,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
#44 Lakewood Vlg	0.66mi	2/1.0	744 (-7%)	8mo	$38,500	$52	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 74.2%
• Equity multiple: 4.69×
• Total profit: $30,893
• Equity at exit: $8,289

10-year hold

• IRR: 76.1%
• Equity multiple: 9.58×
• Total profit: $71,831
• Equity at exit: $9,656

Cash invested: $8,372 (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: 2.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $504

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 39%

Sensitivity live

Price	-10% $525	-5% $515	+0% $504	+5% $494	+10% $484
Rent	-10% $433	-5% $469	+0% $504	+5% $540	+10% $575
Rate	-1.0pp $519	-0.5pp $512	base $504	+0.5pp $497	+1.0pp $489

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Park Ave Unit 2 Medina, NY	1.0	1.0	600	$900	$1.50	2d	1	0.37mi

Listing history 12 events

1. 2025-12-02
   status Pending
2. 2025-11-24
   status Active
3. 2025-11-24
   listed $29,900 Active
4. 2025-09-12
   historical
5. 2025-03-30
   status Pending
6. 2025-03-15
   listed $29,900 Active
7. 2015-04-06
   soldstatus $14,400 413-char remark

   Show marketing remark (413 chars)

   Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

8. 2015-04-06
   soldstatus $14,400

   Show marketing remark (413 chars)

   Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

9. 2015-04-06
   soldstatus $14,400

   Show marketing remark (413 chars)

   Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

10. 2014-10-02
    listed $17,200 413-char remark

    Show marketing remark (413 chars)

    Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

11. 2014-10-02
    listed $17,200

    Show marketing remark (413 chars)

    Need an inexpensive investment property? Here it is. Located in the middle of the village of Medina, this two story fixer upper is ready for the right person to grab onto it and finish it off. The back room (19'x19') is a blank canvas; configure the floor plan yourself or use one that the owner has had drawn up. $ 19,900- this one will not last. "Owner will hold mortgage with reasonable down payment"

12. 2006-03-03
    soldstatus $14,000

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 16 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: $10,800
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$870
• Taxable income: $5,929
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $4,629/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

+113.6% since first listed

12 events — show timeline

• 2025-12-02 Pending — WNYREIS
• 2025-11-24 Relisted — WNYREIS
• 2025-11-24 Listed $29,900 WNYREIS
• 2025-09-12 Listing Removed — WNYREIS
• 2025-03-30 Pending — WNYREIS
• 2025-03-15 Listed $29,900 WNYREIS
• 2015-04-06 Sold (Public Records) $14,400 Public Records
• 2015-04-06 Sold (MLS) $14,400 UNYREIS
• 2015-04-06 Sold (MLS) $14,400 WNYREIS
• 2014-10-02 Listed $17,200 UNYREIS
• 2014-10-02 Listed $17,200 WNYREIS
• 2006-03-03 Sold (Public Records) $14,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,036 · +1.4% YoY. Source: county tax records.