704 Orient St · Medina, NY 14103

$99,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 78 Days on market

Built 1900 3,096 sqft lot $76/sqft · 39% below area Est $163k · 39% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property being sold as is. The layout offers large, light-filled rooms and plenty of space throughout. Solid home with great potential and opportunity for updates to make it your own. Recent improvements include a new roof, new furnace and some new windows throughout. Features include a convenient first-floor bedroom, first-floor laundry, formal dining room, and tall ceilings that enhance the spacious feel.

Key facts

• New furnace
• First-floor bedroom
• Formal dining room

Tags

• NEW ROOF
• NEW FURNACE
• FIRST-FLOOR BEDROOM
• FIRST-FLOOR LAUNDRY
• FORMAL DINING ROOM
• TALL CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.8% in Medina — 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 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $423 of equity ($684 loan paydown + $-261 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $99k implies a 890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.3

CMA / ARV

• ARV (median comp): $162,920
• List price: $99,000
• Delta: -39.23%
• 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
804 S Main St	0.17mi	4/1.5 (+1)	1,280 (-2%)	3mo	$164,883	$129	81
584 East Ave	0.21mi	3/1.0	1,248 (-4%)	1mo	$186,000	$149	80
910 S Main St	0.23mi	3/1.0	1,351 (+4%)	2mo	$199,000	$147	80
706 Orient St	0.01mi	3/2.0	1,440 (+10%)	4mo	$197,100	$137	77
1016 Elm St	0.33mi	2/1.0 (-1)	1,280 (-2%)	1mo	$116,600	$91	73
116 Hedley St	0.28mi	3/1.5	1,389 (+6%)	6mo	$140,000	$101	71
922 Orient St	0.25mi	4/2.0 (+1)	1,408 (+8%)	5mo	$175,500	$125	64
117 William St	0.63mi	3/1.0	1,256 (-4%)	2mo	$80,000	$64	61
106 Roseland Ave	0.32mi	4/2.0 (+1)	1,410 (+8%)	7mo	$184,999	$131	58
213 Frank St	0.62mi	3/2.0	1,465 (+12%)	6mo	$220,000	$150	44
511 South Academy	0.66mi	3/1.0	1,480 (+14%)	4mo	$185,000	$125	42
505 Eagle St	0.70mi	2/1.5 (-1)	1,136 (-13%)	6mo	$150,000	$132	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.86×
• Total profit: $23,706
• Equity at exit: $27,446

10-year hold

• IRR: 22.7%
• Equity multiple: 3.47×
• Total profit: $68,362
• Equity at exit: $31,971

Cash invested: $27,720 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 57
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $435

Break-even live

Break-even rent $1,015

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $99,000 Active 78 DOM
2. 2026-06-01
   days on market $99,000 Active 77 DOM
3. 2026-05-31
   days on market $99,000 Active 76 DOM
4. 2026-03-16
   listed $99,000 Active 410-char remark

   Show marketing remark (410 chars)

   Property being sold as is. The layout offers large, light-filled rooms and plenty of space throughout. Solid home with great potential and opportunity for updates to make it your own. Recent improvements include a new roof, new furnace and some new windows throughout. Features include a convenient first-floor bedroom, first-floor laundry, formal dining room, and tall ceilings that enhance the spacious feel.

5. 2005-01-10
   soldstatus $10,000

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $2,898 · $242/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 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,795
• − Mortgage interest: −$5,546
• − Property taxes: −$2,898
• − Insurance: −$495
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$2,880
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,272/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, NY
• City population: 10,836
• Population (ZIP): 10,836

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.26%
• Current HPI: 307.0342
• 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

+890.0% since first listed

2 events — show timeline

• 2026-03-16 Listed $99,000 WNYREIS
• 2005-01-10 Sold (Public Records) $10,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,898 · +1.4% YoY. Source: county tax records.