368 Jacobs Rd · Gananda, NY 14502

$174,900

3 bd · 1.0 ba · 2,129 sqft · SingleFamily public records · 13 Days on market

Built 1959 0.53 ac lot Est $224k · 22% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +5.8/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 368 Jacobs Road in the Town of Walworth! Surrounded by picturesque farmland, this charming country property offers peace, privacy, and endless potential. Built in 1959, this spacious 2,129 sq ft home features 4–5 bedrooms, 2 full baths, and an attached 2-car garage. The expansive living room provides the perfect gathering space for entertaining, holidays, or everyday living. The lower-level walkout presents an excellent opportunity for a possible in-law setup, guest space, or additional living area. Enjoy quiet country living with blue-sky views and a location that offers the perfect retreat from the hustle and bustle, while still being conveniently accessible. With solid b

Key facts

• Quiet country living
• Lower-level walkout
• Blue-sky views

Tags

• LOWER-LEVEL WALKOUT
• BLUE-SKY VIEWS
• QUIET COUNTRY LIVING
• INCREDIBLE FLEXIBILITY

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway parking; Garage has electricity and water available
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable and high-speed internet available
• Home design: Two-story home; Existing (previously built) property
• Construction: Wood siding with cedar accents; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Has a full basement
• Exterior features: Deck; Open porch; Gazebo; Above-ground pool; Gravel driveway; Secluded/rural lot; Rectangular lot

Interior

• Kitchen: Free-standing range; Oven; Range hood; Dishwasher; Refrigerator; Exhaust fan; Pantry; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Bedroom on main level; In-law suite
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Oil heating; Baseboard heat; Radiant heat
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Pantry; Sliding glass doors; In-law floorplan; See remarks
• Laundry & utility: Main-level laundry; Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.4% vs local median 3.2% in Gananda — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wayne Central School District (suburban): math 57% / reading 68% proficiency, ranked #194 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 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 $5k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $175k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $223,545
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 Atlantic Ave	0.72mi	3/2.0	2,210 (+4%)	3mo	$231,000	$105	53

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-17,860
• Equity at exit: $26,078

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,435
• Equity at exit: $15,122

Cash invested: $48,972 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$531 /mo · $6,368/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $161

Break-even live

Break-even rent $1,925

Max offer price $174,900

Occupancy floor 87%

Sensitivity live

Price	-10% $260	-5% $211	+0% $161	+5% $112	+10% $62
Rent	-10% $-7	-5% $77	+0% $161	+5% $245	+10% $329
Rate	-1.0pp $249	-0.5pp $206	base $161	+0.5pp $116	+1.0pp $70

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   statusdays on market $174,900 Pending 13 DOM
2. 2026-06-15
   days on market $174,900 Active Under Contract 12 DOM
3. 2026-06-13
   statusdays on market $174,900 Active Under Contract 10 DOM
4. 2026-06-13
   days on market $174,900 Active 9 DOM
5. 2026-06-10
   days on market $174,900 Active 7 DOM
6. 2026-06-09
   days on market $174,900 Active 6 DOM
7. 2026-06-09
   days on market $174,900 Active 5 DOM
8. 2026-06-07
   days on market $174,900 Active 4 DOM
9. 2026-06-03
   pricedays on marketlisting id $174,900 Active 1 DOM
10. 2026-06-03
    days on market $249,900 Active 11 DOM
11. 2026-06-01
    days on market $249,900 Active 10 DOM
12. 2026-05-31
    days on market $249,900 Active 9 DOM
13. 2026-05-22
    listed $249,900 Active
14. 1993-04-09
    soldstatus $85,500

ⓘ 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: $6,368 · $531/mo
• Projected year-2 tax: $6,368 · $531/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,547
• − Mortgage interest: −$9,797
• − Property taxes: −$6,368
• − Insurance: −$874
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$5,088
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,093/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: Wayne Central School District
• NCES district ID: 3630330
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 68% ▲ 10.00%
• Median HH income: $61,193
• Composite: 54.18/100
• National rank: #1378
• State rank: #194 of 590 in NY

Livability — Gananda

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,515

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 3%
• Foreign-born: 4% · China, South Korea
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.25%
• Current HPI: 242.5682
• 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

+192.3% since first listed

2 events — show timeline

• 2026-05-22 Listed $249,900 UNYREIS
• 1993-04-09 Sold (Public Records) $85,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $6,368 · +1.7% YoY. Source: county tax records.