75 Colt St · Geneva, NY 14456

$149,999

3 bd · 2.0 ba · 846 sqft · SingleFamily public records · 42 Days on market

Built 1890 990 sqft lot $177/sqft · 33% above area Est $113k · 33% over

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Why this score? — see what drove the D 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A unique opportunity for a full renovation. The interior has been stripped and is ready for a complete rebuild, offering a blank slate to create something truly custom. The property already features a brand-new roof, providing a strong starting point for the next phase of work. Perfect for a buyer with the vision and resources to take on a full-scale project.

Key facts

• Built 1890
• Listed 42 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing structure; Resale property
• Construction: Stone foundation; Stone and vinyl siding exterior
• Exterior features: Near public transit; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 30 x 33

Interior

• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Solid surface counters; Hardwood, vinyl, and varied flooring; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.0% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.0% in Geneva — 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 78/100 on livability (#177 in NY, #2,760 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Geneva City School District (town): math 36% / reading 43% proficiency, ranked #528 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Street Elementary School (math 28% / reading 35%, grade F, #1,679 of 2,108 statewide, top 80%, 595 students, 75% FRL); Geneva Middle School (math 21% / reading 42%, grade F, #522 of 729 statewide, top 73%, 452 students, 68% FRL); Geneva High School (math 92% / reading 98%, grade A+, #93 of 1,100 statewide, top 10%, 613 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Geneva City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $32k; list at $150k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,468 (9.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.91% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $112,879
• List price: $149,999
• Delta: 32.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 West Ave	0.27mi	2/1.0 (-1)	864 (+2%)	9mo	$60,000	$69	67
28 West Ave	0.28mi	2/1.0 (-1)	864 (+2%)	9mo	$60,000	$69	67
56 West Ave	0.34mi	2/3.5 (-1)	880 (+4%)	11mo	$98,000	$111	58
35 Solar Dr	0.43mi	2/2.0 (-1)	752 (-11%)	3mo	$280,000	$372	54
10 Twoomey Pl	0.40mi	3/1.0	936 (+11%)	14mo	$122,000	$130	48
21 Oak St	0.49mi	2/1.0 (-1)	912 (+8%)	19mo	$154,900	$170	39
27 Clover St	0.66mi	2/1.0 (-1)	896 (+6%)	14mo	$100,000	$112	39
232 High St	0.70mi	2/2.0 (-1)	924 (+9%)	16mo	$200,000	$216	34

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,513
• Equity at exit: $22,365

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,968
• 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 14456

• Home prices YoY: -15.8%
• Active inventory: 123
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $170

Break-even live

Break-even rent $1,149

Max offer price $149,999

Occupancy floor 83%

Sensitivity live

Price	-10% $255	-5% $213	+0% $170	+5% $128	+10% $85
Rent	-10% $63	-5% $116	+0% $170	+5% $224	+10% $278
Rate	-1.0pp $246	-0.5pp $209	base $170	+0.5pp $132	+1.0pp $92

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Sheridan Park Unit 029 Geneva, NY	2.0	1.0	846	$1,350	$1.60	45d	1	1.18mi
300 Sheridan Park Unit 063 Geneva, NY	2.0	1.0	846	$1,350	$1.60	4d	1	1.18mi
300 Sheridan Park Unit 011 Geneva, NY	2.0	1.0	846	$1,325	$1.57	16d	1	1.18mi
300 Sheridan Park Unit 140 Geneva, NY	2.0	1.0	1045	$1,450	$1.39	4d	1	1.18mi

Listing history 32 events

1. 2026-06-21
   days on market $149,999 Active 42 DOM
2. 2026-06-21
   days on market $149,999 Active 41 DOM
3. 2026-06-18
   price $149,999 Active 39 DOM
4. 2026-06-18
   days on market $154,999 Active 39 DOM
5. 2026-06-17
   days on market $154,999 Active 38 DOM
6. 2026-06-16
   days on market $154,999 Active 37 DOM
7. 2026-06-15
   days on market $154,999 Active 36 DOM
8. 2026-06-13
   days on market $154,999 Active 34 DOM
9. 2026-06-12
   days on market $154,999 Active 33 DOM
10. 2026-06-09
    days on market $154,999 Active 30 DOM
11. 2026-06-08
    days on market $154,999 Active 29 DOM
12. 2026-06-07
    status $154,999 Active 28 DOM
13. 2026-06-03
    status $154,999 Pending 28 DOM
14. 2026-06-02
    days on market $154,999 Active Under Contract 28 DOM
15. 2026-06-01
    days on market $154,999 Active Under Contract 27 DOM
16. 2026-05-31
    days on market $154,999 Active Under Contract 26 DOM
17. 2026-05-05
    listed $154,999 Active 563-char remark
18. 2025-07-18
    soldstatus $31,500
19. 2025-07-17
    soldstatus $31,500 Closed 361-char remark

    Show marketing remark (361 chars)

    A unique opportunity for a full renovation. The interior has been stripped and is ready for a complete rebuild, offering a blank slate to create something truly custom. The property already features a brand-new roof, providing a strong starting point for the next phase of work. Perfect for a buyer with the vision and resources to take on a full-scale project.

20. 2025-06-13
    status Pending 361-char remark

    Show marketing remark (361 chars)

    A unique opportunity for a full renovation. The interior has been stripped and is ready for a complete rebuild, offering a blank slate to create something truly custom. The property already features a brand-new roof, providing a strong starting point for the next phase of work. Perfect for a buyer with the vision and resources to take on a full-scale project.

21. 2025-05-02
    listed $49,000 Active 361-char remark

    Show marketing remark (361 chars)

    A unique opportunity for a full renovation. The interior has been stripped and is ready for a complete rebuild, offering a blank slate to create something truly custom. The property already features a brand-new roof, providing a strong starting point for the next phase of work. Perfect for a buyer with the vision and resources to take on a full-scale project.

22. 2022-06-29
    soldstatus $15,000 Closed Sale or Rented

    Show marketing remark (190 chars)

    This fixer upper could be a fantastic project for anyone looking to put some sweat equity into a property!! All the dirty work is done!! House is wide open to make it exactly what you want!!

23. 2022-06-15
    soldstatus $15,000
24. 2022-04-05
    status Pending Sale

    Show marketing remark (190 chars)

    This fixer upper could be a fantastic project for anyone looking to put some sweat equity into a property!! All the dirty work is done!! House is wide open to make it exactly what you want!!

25. 2022-02-14
    listed $25,000 Active

    Show marketing remark (190 chars)

    This fixer upper could be a fantastic project for anyone looking to put some sweat equity into a property!! All the dirty work is done!! House is wide open to make it exactly what you want!!

26. 2021-04-28
    status Under Contract- Do Not Show
27. 2021-04-27
    historical
28. 2021-03-05
    price $20,900
29. 2021-02-04
    listed $24,900 Active
30. 2020-08-31
    historical
31. 2020-03-05
    listed $30,000 Active
32. 2019-11-13
    soldstatus $29,000

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$916/yr (+$76/mo · 130.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,376
• − Mortgage interest: −$8,402
• − Property taxes: −$703
• − Insurance: −$750
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,364
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,156/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: Geneva City School District
• NCES district ID: 3611970
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 43% ▲ 11.00%
• Median HH income: $44,012
• Composite: 33.48/100
• National rank: #5448
• State rank: #528 of 590 in NY

Livability — Geneva

• Score: 78/100
• State rank: #177
• US rank: #2760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, NY
• Population (ZIP): 19,864

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9%
• Common ancestry: Iranian 5% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -57.56%
• Current HPI: 307.9168
• 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

+417.2% since first listed

20 events — show timeline

• 2026-06-18 Price Changed $149,999 UNYREIS
• 2026-06-07 Relisted — UNYREIS
• 2026-06-02 Pending — UNYREIS
• 2026-05-29 Contingent — UNYREIS
• 2026-05-05 Listed $154,999 UNYREIS
• 2025-07-18 Sold (Public Records) $31,500 Public Records
• 2025-07-17 Sold (MLS) $31,500 UNYREIS
• 2025-06-13 Pending — UNYREIS
• 2025-05-02 Listed $49,000 UNYREIS
• 2022-06-29 Sold (MLS) $15,000 UNYREIS
• 2022-06-15 Sold (Public Records) $15,000 Public Records
• 2022-04-05 Pending — UNYREIS
• 2022-02-14 Listed $25,000 UNYREIS
• 2021-04-28 Pending — UNYREIS
• 2021-04-27 Listing Removed — UNYREIS
• 2021-03-05 Price Changed $20,900 UNYREIS
• 2021-02-04 Listed $24,900 UNYREIS
• 2020-08-31 Listing Removed — UNYREIS
• 2020-03-05 Listed $30,000 UNYREIS
• 2019-11-13 Sold (Public Records) $29,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $703 · -73.1% YoY. Source: county tax records.