12621 Presbyterian Rd · Medina, NY 14479

$99,999

3 bd · 2.0 ba · 2,427 sqft · SingleFamily public records · 57 Days on market

Built 1900 0.99 ac lot $41/sqft · 42% below area Est $172k · 42% 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 +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +8.2/10.0
• Appreciation +5.0/10.0
• 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

Victorian Canalfront Potential: 12621 Presbyterian Road Nestled right on the banks of the historic Erie Canal, this 1900s Victorian offers a rare opportunity for visionaries, investors, or restoration enthusiasts to bring a classic piece of history back to life. Situated on a nearly 1-acre lot in Ridgeway, this property boasts roughly 158 feet of direct canal frontage with a dock, offering peaceful views and immediate water access. : 0.99 Acres with a detached 2-car garage/shop space, 2 sheds & above ground pool Highlights & Features The Setting: Experience true "canal life" with a deep, irregular lot that leads directly to the water. Perfect for those who dream of a backyard dock or summer evenings watching boats drift by. Historic Character: Built in 1900, the home retains its classic silhouette, featuring a metal roof, rebuilt Cupola and traditional natural woodwork that serves as a beautiful foundation for a modern restoration. Flexible Layout: A spacious 2,427 sq. ft. floor plan includes a first-floor bedroom and laundry, a great room, and a country kitchen with a center island and granite counters. The Workshop: The detached two-car garage is equipped with electrical service and dedicated shop space—ideal for storing equipment or using as a staging area during the remodel. The Opportunity This is a complete interior remodel project. While the home offers public water and sewer connections, the interior requires significant updates and finishing, including a roughed-in bath and a heating system currently centered around a wood stove. For the right buyer, this is a chance to build equity in a prime waterfront location. Whether you are looking for a unique primary residence or a high-potential "fix and flip, " the bones and the backdrop of this Presbyterian Road property are ready for their next chapter. Delayed Showings start Monday, April 27th at 12:Noon. Delayed Negotiations will occur on Thursday, May 7th at 12:Noon. All offers submitted should have current and verifiable Proof of Funds and be valid for 24 hours.

Key facts

• 0.99 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.8% 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: 4 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 $4k of equity ($691 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $100k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.38% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

• ARV (median comp): $172,475
• List price: $99,999
• Delta: -42.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3658 Knowlesville Rd	0.36mi	3/2.0	2,242 (-8%)	17mo	$176,500	$79	57

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: 16.4%
• Equity multiple: 1.94×
• Total profit: $26,207
• Equity at exit: $44,964

10-year hold

• IRR: 18.0%
• Equity multiple: 3.64×
• Total profit: $73,822
• Equity at exit: $69,295

Cash invested: $28,000 (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 14479

• Active inventory: 4
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$301 /mo · $3,615/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $220

Break-even live

Break-even rent $1,098

Max offer price $99,999

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,999 Active 57 DOM
2. 2026-06-17
   days on market $99,999 Active 56 DOM
3. 2026-06-16
   days on market $99,999 Active 55 DOM
4. 2026-06-15
   days on market $99,999 Active 54 DOM
5. 2026-06-13
   days on market $99,999 Active 52 DOM
6. 2026-06-12
   days on market $99,999 Active 51 DOM
7. 2026-06-09
   days on market $99,999 Active 48 DOM
8. 2026-06-08
   days on market $99,999 Active 47 DOM
9. 2026-06-07
   days on market $99,999 Active 46 DOM
10. 2026-06-07
    days on market $99,999 Active 45 DOM
11. 2026-06-04
    days on market $99,999 Active 42 DOM
12. 2026-06-02
    days on market $99,999 Active 41 DOM
13. 2026-06-01
    days on market $99,999 Active 40 DOM
14. 2026-05-31
    days on market $99,999 Active 39 DOM
15. 2026-04-21
    listed $99,999 Active 2099-char remark

    Show marketing remark (2099 chars)

    Victorian Canalfront Potential: 12621 Presbyterian Road Nestled right on the banks of the historic Erie Canal, this 1900s Victorian offers a rare opportunity for visionaries, investors, or restoration enthusiasts to bring a classic piece of history back to life. Situated on a nearly 1-acre lot in Ridgeway, this property boasts roughly 158 feet of direct canal frontage with a dock, offering peaceful views and immediate water access. : 0.99 Acres with a detached 2-car garage/shop space, 2 sheds & above ground pool Highlights & Features The Setting: Experience true "canal life" with a deep, irregular lot that leads directly to the water. Perfect for those who dream of a backyard dock or summer evenings watching boats drift by. Historic Character: Built in 1900, the home retains its classic silhouette, featuring a metal roof, rebuilt Cupola and traditional natural woodwork that serves as a beautiful foundation for a modern restoration. Flexible Layout: A spacious 2,427 sq. ft. floor plan includes a first-floor bedroom and laundry, a great room, and a country kitchen with a center island and granite counters. The Workshop: The detached two-car garage is equipped with electrical service and dedicated shop space—ideal for storing equipment or using as a staging area during the remodel. The Opportunity This is a complete interior remodel project. While the home offers public water and sewer connections, the interior requires significant updates and finishing, including a roughed-in bath and a heating system currently centered around a wood stove. For the right buyer, this is a chance to build equity in a prime waterfront location. Whether you are looking for a unique primary residence or a high-potential "fix and flip, " the bones and the backdrop of this Presbyterian Road property are ready for their next chapter. Delayed Showings start Monday, April 27th at 12:Noon. Delayed Negotiations will occur on Thursday, May 7th at 12:Noon. All offers submitted should have current and verifiable Proof of Funds and be valid for 24 hours.

16. 2005-02-09
    soldstatus $66,500

ⓘ 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: $3,615 · $301/mo
• Projected year-2 tax: $3,615 · $301/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $16,521
• − Mortgage interest: −$5,601
• − Property taxes: −$3,615
• − Insurance: −$500
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,909
• Taxable income: $1,252
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,343/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

• City population: 10,836
• Population (ZIP): 61

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 28%

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: —
• Current HPI: —
• 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

+50.4% since first listed

2 events — show timeline

• 2026-04-21 Listed $99,999 UNYREIS
• 2005-02-09 Sold (Public Records) $66,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,615 · +8.0% YoY. Source: county tax records.