5 Monier St · Naples, NY 14512

$99,900

2 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 12 Days on market

Built 1853 0.44 ac lot Est $183k · 45% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks! Welcome to 5 Monier St in the Village of Naples. This charming Old Style home built in 1853 is full of character, potential and possibilities…a true blank canvas ready for your vision! Conveniently located just a short drive to Canandaigua Lake and close to all the Finger Lakes region has to offer including hiking, fishing, wineries and all the scenic beauty of the area. Situated on a 0.44 acre lot, this 2-3 bedroom, 1 full bath home offers 1,114 sq ft of flexible living space. You’ll be greeted by a cozy covered front porch leading into a light filled living room that opens to a bright, spacious eat-in kitchen. Laundry room off the kitchen offers potential

Key facts

• Covered front porch
• Laundry room
• 0.44 acre lot

Tags

• COVERED FRONT PORCH
• LIGHT FILLED LIVING ROOM
• BRIGHT SPACIOUS EAT-IN KITCHEN
• LAUNDRY ROOM
• GENEROUS SIZED BEDROOMS
• FULL BATH WITH STEP-IN SHOWER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: Single-story home; Resale property; Architectural shingle roof
• Construction: Stone foundation; Copper plumbing; See remarks for additional construction details; Existing year built
• Exterior features: Partial fencing; Covered porch; Gravel driveway; Shed(s)/outdoor storage; Rectangular wooded lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Convertible bedroom; Bedroom on main level; Has basement (partial, crawl space with dirt floor)
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.3% vs local median 1.1% in Naples — 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 67/100 on livability (#608 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Naples Central School District (rural): math 51% / reading 61% proficiency, ranked #292 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 51 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 $691 of loan paydown is wiped out by about $3k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1853 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1853 — 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. 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?
5. Crime grade is F 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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $182,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Weld St	0.44mi	3/1.0 (+1)	1,012 (-9%)	1mo	$110,000	$109	58
18 Mark Cir	0.59mi	2/2.0	1,008 (-10%)	9mo	$165,000	$164	45
24 Mount Pleasant St	0.67mi	3/2.0 (+1)	1,152 (+3%)	14mo	$201,000	$174	42

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-10,792
• Equity at exit: $14,895

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,101
• Equity at exit: $8,638

Cash invested: $27,972 (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 14512

• Home prices YoY: -4.3%
• Active inventory: 51
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $83

Break-even live

Break-even rent $1,095

Max offer price $99,900

Occupancy floor 88%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 N Main St Unit B Naples, NY	1.0	1.0	800	$1,200	$1.50	2d	1	0.58mi

Listing history 3 events

1. 2026-06-01
   status $99,900 Pending 12 DOM
2. 2026-05-31
   days on market $99,900 Active 12 DOM
3. 2026-05-19
   listed $99,900 Active

ⓘ 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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 3/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$5,596
• − Property taxes: −$3,597
• − Insurance: −$500
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,906
• Taxable loss: −$502
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,114/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: Naples Central School District
• NCES district ID: 3620220
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 61% ▲ 9.00%
• Median HH income: $51,934
• Composite: 47.91/100
• National rank: #2212
• State rank: #292 of 590 in NY

Livability — Naples

• Score: 67/100
• State rank: #608
• US rank: #10973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, NY
• Population (ZIP): 4,908

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -13.68%
• Current HPI: 301.9192
• 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

1 event — show timeline

• 2026-05-19 Listed $99,900 UNYREIS

Property tax history

+11.9%/yr

Latest (2025): $3,597 · +46.6% YoY. Source: county tax records.