13 Burrall Ave · Geneva, NY 14456

$109,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 49 Days on market

Built 1900 2,613 sqft lot $91/sqft · 30% below area Est $157k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

Key facts

• Private driveway
• Two-story colonial
• Rustic full bath

Tags

• TWO-STORY COLONIAL
• PRIVATE DRIVEWAY
• RUSTIC FULL BATH
• SHORT DRIVE TO SENECA LAKE
• BACKS UP TO NIEDER PARK
• ADDED GREEN SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Composite siding; Stone foundation
• Exterior features: Enclosed porch; Porch; Patio; Gravel driveway; Rectangular residential lot (47 x 51); City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 5; Includes a convertible bedroom
• Flooring: Carpet; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Steam heating
• Interior features: Eat-in kitchen; Convertible bedroom; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools D+, crime D+, employment D.
• 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.
• Market conditions: 123 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 824% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $110k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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?
6. 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?
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: 1.48% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 5.6

CMA / ARV

• ARV (median comp): $156,916
• List price: $109,900
• Delta: -29.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 State St	0.31mi	3/1.0	1,200 (-1%)	5mo	$132,540	$110	78
214 N Genesee St	0.40mi	3/2.0	1,246 (+3%)	3mo	$165,000	$132	71
12 Oak St	0.55mi	3/1.5	1,172 (-3%)	10mo	$212,000	$181	61
16 Goodelle Ter	0.46mi	3/1.0	1,344 (+11%)	0mo	$142,500	$106	57
27 Dorchester Ave	0.65mi	3/1.0	1,268 (+5%)	3mo	$60,000	$47	57
51 John St	0.39mi	3/1.0	1,338 (+11%)	10mo	$140,000	$105	54
36 Wadsworth St	0.26mi	3/1.5	1,376 (+14%)	15mo	$116,000	$84	53
26 N Wadsworth St	0.20mi	2/1.0 (-1)	1,044 (-14%)	15mo	$47,500	$45	49
60 Center St	0.28mi	4/2.0 (+1)	1,364 (+13%)	20mo	$105,000	$77	42
9 Howard St	0.75mi	2/1.0 (-1)	1,086 (-10%)	3mo	$85,000	$78	39
3060 N Genesee St	0.53mi	3/1.0	1,367 (+13%)	16mo	$185,000	$135	38
4 Maple St	0.61mi	3/2.0	1,036 (-14%)	15mo	$155,000	$150	33

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $8,779
• Equity at exit: $16,386

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $42,131
• Equity at exit: $9,502

Cash invested: $30,772 (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 14456

• Home prices YoY: -15.8%
• Active inventory: 123
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $416

Break-even live

Break-even rent $1,097

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $478	-5% $447	+0% $416	+5% $385	+10% $354
Rent	-10% $288	-5% $352	+0% $416	+5% $480	+10% $544
Rate	-1.0pp $471	-0.5pp $444	base $416	+0.5pp $388	+1.0pp $359

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   status $109,900 Pending 49 DOM
2. 2026-06-16
   days on market $109,900 Active Under Contract 49 DOM
3. 2026-06-15
   days on market $109,900 Active Under Contract 48 DOM
4. 2026-06-13
   days on market $109,900 Active Under Contract 46 DOM
5. 2026-06-12
   statusdays on market $109,900 Active Under Contract 45 DOM
6. 2026-06-09
   days on market $109,900 Active 42 DOM
7. 2026-06-08
   days on market $109,900 Active 41 DOM
8. 2026-06-07
   days on market $109,900 Active 40 DOM
9. 2026-06-07
   days on market $109,900 Active 39 DOM
10. 2026-06-04
    days on market $109,900 Active 36 DOM
11. 2026-06-02
    days on market $109,900 Active 35 DOM
12. 2026-06-01
    days on market $109,900 Active 34 DOM
13. 2026-05-31
    days on market $109,900 Active 33 DOM
14. 2026-05-08
    price $109,900 509-char remark
15. 2026-04-28
    price $119,000 509-char remark
16. 2026-04-28
    listed $11,900 Active 509-char remark
17. 2025-10-16
    status Pending
18. 2025-10-15
    historical
19. 2025-09-30
    price $104,900
20. 2025-09-11
    listed $109,900 Active
21. 2025-04-09
    soldstatus $30,000
22. 2020-02-24
    soldstatus $21,000 Closed Sale or Rented

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

23. 2020-02-21
    soldstatus $21,000
24. 2020-01-08
    status Pending Sale

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

25. 2019-12-30
    status Under Contract- Do Not Show

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

26. 2019-12-19
    price $29,900

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

27. 2019-11-26
    price $39,900

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

28. 2019-11-19
    listed $44,900 Active

    Show marketing remark (235 chars)

    3 bedroom home with possible 4th bedroom. Newer roof, Boiler and hot water tank. 1st floor Half bath, enclosed front porch, and eat in kitchen. With some tlc this property could make a great home or addition to a Real Estate portfolio.

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $19,478
• − Mortgage interest: −$6,156
• − Property taxes: −$2,930
• − Insurance: −$550
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,197
• Taxable income: $3,529
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,145/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

+144.8% since first listed

17 events — show timeline

• 2026-06-16 Pending — UNYREIS
• 2026-06-10 Contingent — UNYREIS
• 2026-05-08 Price Changed $109,900 UNYREIS
• 2026-04-28 Price Changed $119,000 UNYREIS
• 2026-04-28 Listed $11,900 UNYREIS
• 2025-10-16 Pending — UNYREIS
• 2025-10-15 Listing Removed — UNYREIS
• 2025-09-30 Price Changed $104,900 UNYREIS
• 2025-09-11 Listed $109,900 UNYREIS
• 2025-04-09 Sold (Public Records) $30,000 Public Records
• 2020-02-24 Sold (MLS) $21,000 UNYREIS
• 2020-02-21 Sold (Public Records) $21,000 Public Records
• 2020-01-08 Pending — UNYREIS
• 2019-12-30 Pending — UNYREIS
• 2019-12-19 Price Changed $29,900 UNYREIS
• 2019-11-26 Price Changed $39,900 UNYREIS
• 2019-11-19 Listed $44,900 UNYREIS

Property tax history

+11.6%/yr

Latest (2025): $2,930 · +10.7% YoY. Source: county tax records.