91 Lacy St · Avon, NY 14414

$274,900

6 bd · 3.0 ba · 2,647 sqft · MultiFamily public records · 6 Days on market

Built 1920 7,135 sqft lot

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Why this score? — see what drove the C 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 +23.1/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

Key facts

• 7,135 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Financial info: Operating expenses include maintenance, trash and water; Owner pays grounds care, trash collection and water

Exterior

• Parking: 2-car garage; Additional paved and gravel parking (two or more spaces)
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: 2 stories; Existing construction; Residential lot, rectangular
• Construction: Wood siding; Block foundation
• Exterior features: Covered porch

Interior

• Kitchen: Gas water heater
• Bedrooms: 2-unit property (multi-family)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Natural woodwork
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive. Per door: $246/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 72/100 on livability (#373 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment A-; Watch: amenities F, commute F.
• Avon Central School District (town): math 53% / reading 50% proficiency, ranked #349 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• At $3,453/mo this rent would consume 58% of the median local household income ($72k/yr) (locally 100% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $220k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $274,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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: 1.26% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 6.6

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-12,890
• Equity at exit: $40,988

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $30,252
• Equity at exit: $23,768

Cash invested: $76,972 (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 14414

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,453 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$679 /mo · $8,145/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $493

Break-even live

Break-even rent $2,829

Max offer price $274,900

Occupancy floor 81%

Sensitivity live

Price	-10% $649	-5% $571	+0% $493	+5% $415	+10% $337
Rent	-10% $220	-5% $357	+0% $493	+5% $629	+10% $766
Rate	-1.0pp $631	-0.5pp $563	base $493	+0.5pp $422	+1.0pp $349

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,454
Total (2 units)			$3,453

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   statusdays on market $274,900 Pending 6 DOM
2. 2026-06-01
   days on market $274,900 Active 5 DOM
3. 2026-05-31
   days on market $274,900 Active 4 DOM
4. 2026-05-27
   listed $274,900 Active
5. 2019-08-29
   soldstatus $220,000
6. 2019-08-28
   soldstatus $220,000 Closed Sale or Rented 578-char remark

   Show marketing remark (578 chars)

   Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

7. 2019-07-18
   status Pending Sale 578-char remark

   Show marketing remark (578 chars)

   Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

8. 2019-07-05
   status Under Contract- Do Not Show 578-char remark

   Show marketing remark (578 chars)

   Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

9. 2019-06-18
   historical Continue to Show- Under Contract 578-char remark

   Show marketing remark (578 chars)

   Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

10. 2019-06-11
    listed $220,000 Active 578-char remark

    Show marketing remark (578 chars)

    Pristine 2 unit side by side multi-family property in a premier location of the Village of Avon. Each unit feels like its own home with 3 bedrooms, its own driveway, own garage, separate laundry in each unit, separate attic space, separate basement space, and separate porches & entries and separate utilities, (including water) separate water. The units are full of beautiful character with crown molding, mahogany porch floors, solid wood doors, hardwood floors, recessed lighting and more. Rents could be higher. Would be great as an owner occupies or corporate rental.

11. 2003-01-28
    soldstatus $115,000

ⓘ 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: $8,145 · $679/mo
• Projected year-2 tax: $8,145 · $679/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 2/10 Low 7 d/yr ≥94°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: $41,436
• − Mortgage interest: −$15,399
• − Property taxes: −$8,145
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,315
• − Management: −$3,315
• − Depreciation: −$7,997
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $5,462/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: Avon Central School District
• NCES district ID: 3603660
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 50% ▲ 12.00%
• Median HH income: $55,407
• Composite: 44.56/100
• National rank: #2786
• State rank: #349 of 590 in NY

Livability — Avon

• Score: 72/100
• State rank: #373
• US rank: #6426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, NY
• County: Livingston County · 6,576 people
• City population: 6,576
• Metro: Rochester, NY
• Population (ZIP): 6,576
• Household income: $72,006
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 100.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Italian 4% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.57%
• Current HPI: 247.7027
• Rent YoY: —
• Metro: Rochester, NY
• 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

+139.0% since first listed

8 events — show timeline

• 2026-05-27 Listed $274,900 UNYREIS
• 2019-08-29 Sold (Public Records) $220,000 Public Records
• 2019-08-28 Sold (MLS) $220,000 UNYREIS
• 2019-07-18 Pending — UNYREIS
• 2019-07-05 Pending — UNYREIS
• 2019-06-18 Contingent — UNYREIS
• 2019-06-11 Listed $220,000 UNYREIS
• 2003-01-28 Sold (Public Records) $115,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $8,145 · +3.1% YoY. Source: county tax records.