13 Michigan St · Bloomfield, NY 14469

$239,000

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 15 Days on market

Built 1856 0.25 ac lot Est $176k · 35% 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 +14.4/30.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• 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

Large colonial with many updates . Newer metal roof 2017. Siding only 5 years old . Hardwood floors, some newer windows , Newer bathroom . Formal dinning room with hardwood floors and build in cupboards . Two living rooms . Newer solid wood front door . small laundry room . Furnace and Central air 2016 . Back closed in porch . Nice patio between garage and house. level backyard with gardens and large shed . Flower Gardens in side yard and front yard . Garage and workshop has concrete floor , electric , and gas heat . please 24 hour notice for showings . Delayed negotiations until 4 /20 /26 NOON

Key facts

• Formal dining room
• Newer bathroom
• Back closed in porch

Tags

• NEWER METAL ROOF
• NEWER BATHROOM
• FORMAL DINING ROOM
• TWO LIVING ROOMS
• NEWER SOLID WOOD FRONT DOOR
• BACK CLOSED IN PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $230k (4.0% below list).
• Recommended offer: $230k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#484 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety D-.
• East Bloomfield Central School District (rural): math 64% / reading 61% proficiency, ranked #196 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bloomfield Elementary School (math 72% / reading 62%, grade B+, #525 of 2,108 statewide, top 27%, 350 students, 0% FRL); Bloomfield Middle School (math 42% / reading 57%, grade C, #280 of 729 statewide, top 40%, 171 students, 37% FRL); Bloomfield High School (math 87%, 265 students, 41% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k 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 15 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $239k implies a 497% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,500 (4.0% below list)

Questions for the listing agent

1. Built in 1856 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Michigan St	0.04mi	3/1.0 (+1)	1,788 (-1%)	9mo	$175,000	$98	84
39 South Ave	0.49mi	3/1.5 (+1)	1,888 (+5%)	2mo	$165,000	$87	60
131 Main St	0.15mi	3/1.5 (+1)	1,944 (+8%)	20mo	$260,000	$134	56

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-35,624
• Equity at exit: $35,636

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-26,732
• Equity at exit: $20,664

Cash invested: $66,920 (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 14469

• Home prices YoY: -15.4%
• Active inventory: 21
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$413 /mo · $4,956/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $47

Break-even live

Break-even rent $2,235

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $182	-5% $115	+0% $47	+5% $-21	+10% $-88
Rent	-10% $-134	-5% $-44	+0% $47	+5% $138	+10% $228
Rate	-1.0pp $167	-0.5pp $108	base $47	+0.5pp $-15	+1.0pp $-78

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Heartwood Ln Bloomfield, NY	2.0	2.0	1350	$2,295	$1.70	4d	1	0.96mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-12
   listed $239,000 Active
3. 1993-10-20
   soldstatus $40,000

ⓘ 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: $4,956 · $413/mo
• Projected year-2 tax: $4,956 · $413/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $27,540
• − Mortgage interest: −$13,388
• − Property taxes: −$4,956
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,953
• Taxable loss: −$3,358
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,371/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: East Bloomfield Central School District
• NCES district ID: 3604920
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 61% ▲ 7.00%
• Median HH income: $58,217
• Composite: 53.95/100
• National rank: #1399
• State rank: #196 of 590 in NY

Livability — Bloomfield

• Score: 69/100
• State rank: #484
• US rank: #8532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomfield, NY
• Population (ZIP): 5,789

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 6% Iranian 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -55.61%
• Current HPI: 305.0485
• 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

+497.5% since first listed

3 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-04-12 Listed $239,000 UNYREIS
• 1993-10-20 Sold (Public Records) $40,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,956 · +0.6% YoY. Source: county tax records.