113 Pulteney St · Geneva, NY 14456

$149,500

3 bd · 2.5 ba · 1,950 sqft · SingleFamily public records · 20 Days on market

Built 1900 2,026 sqft lot $77/sqft · 18% below area Est $183k · 18% under · waterfront

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• 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

Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

Key facts

• Renovated bathrooms
• Updated kitchen
• Prime location

Tags

• PRIME LOCATION
• WALKING DISTANCE TO COLLEGES
• UPDATED KITCHEN
• NEW ROOF
• RENOVATED BATHROOMS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Electric service available
• Home design: 2-story house; Existing (resale) property
• Construction: Vinyl siding; Architectural shingle roof; Stone foundation; Built previously (existing construction)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 29 x 68

Interior

• Kitchen: Refrigerator; Gas oven; Gas range; Granite counters
• Bedrooms: 8 total rooms including living areas and laundry
• Flooring: Vinyl; Varies
• Bathrooms: 1 full bathroom; 2 half bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Separate/formal living room; Granite counters
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 2 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 $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 20 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $50k; list at $150k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,257 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (median comp): $182,994
• List price: $149,500
• Delta: -18.30%
• 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
137 Lafayette Ave	0.49mi	3/2.0	1,920 (-2%)	5mo	$170,000	$89	69
181 Lewis St	0.36mi	4/1.5 (+1)	1,860 (-5%)	1mo	$285,000	$153	65
25 N Main St	0.65mi	3/1.0	1,883 (-3%)	1mo	$186,500	$99	58
79 N Main St	0.52mi	4/2.0 (+1)	2,097 (+8%)	2mo	$177,500	$85	55
421 Washington St	0.72mi	4/2.0 (+1)	1,896 (-3%)	7mo	$355,000	$187	49
28 Folger St	0.63mi	4/2.5 (+1)	2,160 (+11%)	3mo	$165,000	$76	45
144 Hillcrest Ave	0.60mi	4/2.0 (+1)	1,804 (-8%)	9mo	$285,000	$158	44
92 Mill St	0.39mi	4/1.0 (+1)	1,698 (-13%)	7mo	$160,000	$94	43
357 Washington St	0.58mi	4/1.5 (+1)	2,112 (+8%)	9mo	$340,000	$161	42
88 Hillcrest Ave	0.70mi	4/2.0 (+1)	2,140 (+10%)	6mo	$378,350	$177	39
81 Oak St	0.53mi	4/1.0 (+1)	1,668 (-14%)	8mo	$188,000	$113	33
79 Hillcrest St	0.70mi	4/1.5 (+1)	1,720 (-12%)	7mo	$148,000	$86	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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,948
• Equity at exit: $22,291

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,512
• Equity at exit: $12,926

Cash invested: $41,860 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$246 /mo · $2,954/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $176

Break-even live

Break-even rent $1,453

Max offer price $149,500

Occupancy floor 85%

Sensitivity live

Price	-10% $260	-5% $218	+0% $176	+5% $133	+10% $91
Rent	-10% $43	-5% $109	+0% $176	+5% $242	+10% $308
Rate	-1.0pp $251	-0.5pp $214	base $176	+0.5pp $137	+1.0pp $97

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
794 Pre Emption Rd Unit 9 Geneva, NY	2.0	1.0	1800	$1,700	$0.94	4d	1	1.25mi
794 Pre Emption Rd Unit 10 Geneva, NY	2.0	1.0	1750	$1,650	$0.94	4d	1	1.25mi

Listing history 22 events

1. 2026-06-02
   statusdays on market $149,500 Pending 20 DOM
2. 2026-06-01
   days on market $149,500 Active 19 DOM
3. 2026-05-31
   days on market $149,500 Active 18 DOM
4. 2026-05-13
   listed $149,500 Active 607-char remark
5. 2024-09-03
   soldstatus $50,000
6. 2024-08-28
   soldstatus $50,000 Closed 144-char remark

   Show marketing remark (144 chars)

   Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

7. 2024-04-25
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

8. 2024-04-08
   status Active 144-char remark

   Show marketing remark (144 chars)

   Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

9. 2024-03-18
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

10. 2024-01-10
    price $75,000 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

11. 2023-11-27
    price $80,000 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

12. 2023-11-16
    status Active 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

13. 2023-10-24
    status Under Contract- Do Not Show 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

14. 2023-10-24
    historical Continue to Show- Under Contract 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

15. 2023-07-13
    listed $85,000 Active 144-char remark

    Show marketing remark (144 chars)

    Well-built home in need of some TLC. This 4 bed 2 bath home has tons of potential! The house is in an excellent area for an investment property!

16. 2016-02-12
    soldstatus $64,000 Closed Sale or Rented

    Show marketing remark (249 chars)

    Totally renovated from top to bottom. Brand new spacious kitchen and bathroom with ceramic tile flowing throughout - tub, walls & flooring. Full finished attic for added living space and a half bath. Newer roof, furnace & hot water tank.

17. 2016-02-04
    soldstatus $64,000
18. 2015-12-28
    status Pending Sale

    Show marketing remark (249 chars)

    Totally renovated from top to bottom. Brand new spacious kitchen and bathroom with ceramic tile flowing throughout - tub, walls & flooring. Full finished attic for added living space and a half bath. Newer roof, furnace & hot water tank.

19. 2015-10-12
    price $69,900

    Show marketing remark (249 chars)

    Totally renovated from top to bottom. Brand new spacious kitchen and bathroom with ceramic tile flowing throughout - tub, walls & flooring. Full finished attic for added living space and a half bath. Newer roof, furnace & hot water tank.

20. 2015-08-05
    price $74,000

    Show marketing remark (249 chars)

    Totally renovated from top to bottom. Brand new spacious kitchen and bathroom with ceramic tile flowing throughout - tub, walls & flooring. Full finished attic for added living space and a half bath. Newer roof, furnace & hot water tank.

21. 2015-05-13
    listed $79,900 Active

    Show marketing remark (249 chars)

    Totally renovated from top to bottom. Brand new spacious kitchen and bathroom with ceramic tile flowing throughout - tub, walls & flooring. Full finished attic for added living space and a half bath. Newer roof, furnace & hot water tank.

22. 2014-04-01
    listed $79,900

ⓘ 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: $2,954 · $246/mo
• Projected year-2 tax: $2,954 · $246/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 8/10 Severe FEMA zone X · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $20,104
• − Mortgage interest: −$8,374
• − Property taxes: −$2,954
• − Insurance: −$1,414
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,349
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• 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

+87.1% since first listed

20 events — show timeline

• 2026-06-02 Pending — UNYREIS
• 2026-05-13 Listed $149,500 UNYREIS
• 2024-09-03 Sold (Public Records) $50,000 Public Records
• 2024-08-28 Sold (MLS) $50,000 UNYREIS
• 2024-04-25 Pending — UNYREIS
• 2024-04-08 Relisted — UNYREIS
• 2024-03-18 Pending — UNYREIS
• 2024-01-10 Price Changed $75,000 UNYREIS
• 2023-11-27 Price Changed $80,000 UNYREIS
• 2023-11-16 Relisted — UNYREIS
• 2023-10-24 Pending — UNYREIS
• 2023-10-24 Contingent — UNYREIS
• 2023-07-13 Listed $85,000 UNYREIS
• 2016-02-12 Sold (MLS) $64,000 UNYREIS
• 2016-02-04 Sold (Public Records) $64,000 Public Records
• 2015-12-28 Pending — UNYREIS
• 2015-10-12 Price Changed $69,900 UNYREIS
• 2015-08-05 Price Changed $74,000 UNYREIS
• 2015-05-13 Listed $79,900 UNYREIS
• 2014-04-01 Listed $79,900 UNYREIS

Property tax history

+19.4%/yr

Latest (2025): $2,954 · -4.7% YoY. Source: county tax records.