8-10, 12 W Main St · Shortsville, NY 14548

$259,900

28 bd · None ba · 4,620 sqft · MultiFamily · 128 Days on market

Built 1932 3,360 sqft lot

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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
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully Leased 7-Unit Mixed-Use Building Excellent investment opportunity featuring a fully rented 7-unit mixed-use property. The building consists of four apartments on the second floor and three commercial storefronts on the ground level. Located in a highly walkable area close to restaurants, a park, post office, and pickleball courts. All units have separate utilities, allowing for easy management. Total taxes and square footage are listed for both buildings.

Key facts

• Close to restaurants
• Separate utilities
• Fully rented

Tags

• 7 UNIT MIXED USE BUILDING
• FULLY RENTED
• THREE COMMERCIAL STOREFRONTS
• HIGHLY WALKABLE AREA
• CLOSE TO RESTAURANTS
• SEPARATE UTILITIES

Property features AI

Finance

• Other: Four total units; Seven separate gas meters; Seven separate electric meters
• Financial info: Water/Sewer included in operating expenses for multi-unit; Owner pays water (see remarks); Rent includes water (see remarks)

Exterior

• Parking: Three or more off-street spaces; No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story property; Resale condition; Existing construction
• Construction: Brick and wood siding; PEX plumbing; Membrane/rubber roof
• Exterior features: Deck; Gravel driveway; Rectangular lot (approx. 42 x 80)

Interior

• Kitchen: Electric cooktop
• Flooring: Carpet; Laminate; Varies
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Carpet and laminate flooring (varies)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 7 × 2-bed/1.5-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive. Per door: $837/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#288 in NY, #4,639 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Manchester-Shortsville Central School District (Red Jacket) (rural): math 49% / reading 54% proficiency, ranked #343 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $147k; list at $260k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 3.73% ✓
• Cap rate: 33.36%
• Cash-on-cash: 96.65%
• DSCR: 5.30
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 97.6%
• Equity multiple: 5.55×
• Total profit: $331,344
• Equity at exit: $38,752

10-year hold

• IRR: —
• Equity multiple: 11.58×
• Total profit: $769,823
• Equity at exit: $22,471

Cash invested: $72,772 (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 14548

• Home prices YoY: -2.2%
• Active inventory: 11
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $9,693 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,036
• Net cashflow: $5,861

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 35%

Sensitivity live

Price	-10% $6,041	-5% $5,951	+0% $5,861	+5% $5,772	+10% $5,682
Rent	-10% $5,096	-5% $5,478	+0% $5,861	+5% $6,244	+10% $6,627
Rate	-1.0pp $5,992	-0.5pp $5,927	base $5,861	+0.5pp $5,794	+1.0pp $5,725

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

Units	Beds	Baths	Est. rent
▸ 7× units	2	1.5	$9,695
Total (7 units)			$9,693

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $259,900 Active 128 DOM
2. 2026-06-17
   days on market $259,900 Active 127 DOM
3. 2026-06-16
   days on market $259,900 Active 126 DOM
4. 2026-06-15
   days on market $259,900 Active 125 DOM
5. 2026-06-13
   days on market $259,900 Active 123 DOM
6. 2026-06-13
   days on market $259,900 Active 122 DOM
7. 2026-06-10
   days on market $259,900 Active 120 DOM
8. 2026-06-09
   days on market $259,900 Active 119 DOM
9. 2026-06-09
   days on market $259,900 Active 118 DOM
10. 2026-06-07
    days on market $259,900 Active 117 DOM
11. 2026-06-05
    days on market $259,900 Active 114 DOM
12. 2026-06-03
    days on market $259,900 Active 113 DOM
13. 2026-06-03
    days on market $259,900 Active 112 DOM
14. 2026-06-01
    days on market $259,900 Active 111 DOM
15. 2026-05-31
    days on market $259,900 Active 110 DOM
16. 2026-02-10
    listed $259,900 Active
17. 2025-12-31
    historical
18. 2025-09-03
    price $269,000
19. 2025-07-21
    listed $275,000 Active
20. 2025-06-20
    historical
21. 2024-12-30
    listed $275,000 Active
22. 2023-12-05
    historical
23. 2023-08-30
    listed $324,900 Active
24. 2005-05-05
    soldstatus $146,900
25. 2005-01-17
    listed $159,000

ⓘ 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: $116,316
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$9,305
• − Management: −$9,305
• − Depreciation: −$7,561
• Taxable income: $70,388
• Est. tax owed @ 24.0%: −$16,893
• After-tax cash flow: $53,443/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: Manchester-Shortsville Central School District (Red Jacket)
• NCES district ID: 3624270
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $56,758
• Composite: 44.66/100
• National rank: #2768
• State rank: #343 of 590 in NY

Livability — Shortsville

• Score: 74/100
• State rank: #288
• US rank: #4639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shortsville, NY
• Population (ZIP): 3,695

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -6.14%
• Current HPI: 269.6522
• 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

+63.5% since first listed

10 events — show timeline

• 2026-02-10 Listed $259,900 UNYREIS
• 2025-12-31 Listing Removed — UNYREIS
• 2025-09-03 Price Changed $269,000 UNYREIS
• 2025-07-21 Listed $275,000 UNYREIS
• 2025-06-20 Listing Removed — UNYREIS
• 2024-12-30 Listed $275,000 UNYREIS
• 2023-12-05 Listing Removed — UNYREIS
• 2023-08-30 Listed $324,900 UNYREIS
• 2005-05-05 Sold (MLS) $146,900 UNYREIS
• 2005-01-17 Listed $159,000 UNYREIS