61 West Gennesee St · Clyde, NY 14433

$42,900

5 bd · 2.0 ba · 2,716 sqft · SingleFamily public records · 103 Days on market

Built 1880 0.30 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

ATTN: INVESTORS/HANDYMEN: INVESTING OPPORTUNITY! Huge 5 bed, 2 bath home located on a corner lot in Clyde. This house is being sold “As Is” and includes all contents. Interior and exterior need remodeling, serious handymen or investors only! Cash Only. Hurry, This deal will not last!

Key facts

• 0.3 acre lot
• Built 1880
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Recommended offer: $39k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#497 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, commute D, amenities F.
• Clyde-Savannah Central School District (rural): math 18% / reading 30% proficiency, ranked #587 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $1k appreciation (3.5% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $27k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,039 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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: 3.88% ✓
• Cap rate: 33.29%
• Cash-on-cash: 96.40%
• DSCR: 5.29
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $507,892
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 N Park St	0.19mi	4/2.0 (-1)	2,560 (-6%)	12mo	$35,000	$14	66
29 Fulton St	0.50mi	4/2.5 (-1)	2,462 (-9%)	23mo	$460,000	$187	35

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

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.64×
• Total profit: $67,752
• Equity at exit: $20,422

10-year hold

• IRR: —
• Equity multiple: 13.81×
• Total profit: $153,848
• Equity at exit: $32,383

Cash invested: $12,012 (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 14433

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $965

Break-even live

Break-even rent $442

Max offer price $42,900

Occupancy floor 37%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2023-12-27
   status Pending
2. 2023-08-31
   soldstatus $41,000
3. 2023-06-15
   status Under Contract- Do Not Show
4. 2023-05-30
   price $42,900
5. 2023-05-17
   price $44,900
6. 2023-04-19
   price $47,900
7. 2023-04-11
   price $49,900
8. 2023-03-29
   price $54,900
9. 2023-03-20
   price $59,900
10. 2023-03-14
    price $64,900
11. 2023-03-04
    listed $69,900 Active
12. 2019-05-24
    soldstatus $12,700 Closed Sale or Rented 296-char remark

    Show marketing remark (296 chars)

    ATTN: INVESTORS/HANDYMEN: INVESTING OPPORTUNITY! Huge 5 bed, 2 bath home located on a corner lot in Clyde. This house is being sold “As Is” and includes all contents. Interior and exterior need remodeling, serious handymen or investors only! Cash Only. Hurry, This deal will not last!

13. 2019-05-10
    status Pending Sale 296-char remark

    Show marketing remark (296 chars)

    ATTN: INVESTORS/HANDYMEN: INVESTING OPPORTUNITY! Huge 5 bed, 2 bath home located on a corner lot in Clyde. This house is being sold “As Is” and includes all contents. Interior and exterior need remodeling, serious handymen or investors only! Cash Only. Hurry, This deal will not last!

14. 2019-05-08
    price $15,900 296-char remark

    Show marketing remark (296 chars)

    ATTN: INVESTORS/HANDYMEN: INVESTING OPPORTUNITY! Huge 5 bed, 2 bath home located on a corner lot in Clyde. This house is being sold “As Is” and includes all contents. Interior and exterior need remodeling, serious handymen or investors only! Cash Only. Hurry, This deal will not last!

15. 2019-04-24
    listed $17,900 Active 296-char remark

    Show marketing remark (296 chars)

    ATTN: INVESTORS/HANDYMEN: INVESTING OPPORTUNITY! Huge 5 bed, 2 bath home located on a corner lot in Clyde. This house is being sold “As Is” and includes all contents. Interior and exterior need remodeling, serious handymen or investors only! Cash Only. Hurry, This deal will not last!

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,968
• − Mortgage interest: −$2,403
• − Property taxes: −$1,281
• − Insurance: −$214
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$1,248
• Taxable income: $11,627
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $8,790/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: Clyde-Savannah Central School District
• NCES district ID: 3607860
• Math proficiency: 18% ▼ -17.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $46,907
• Composite: 20.89/100
• National rank: #8490
• State rank: #587 of 590 in NY

Livability — Clyde

• Score: 69/100
• State rank: #497
• US rank: #8718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, NY
• City population: 4,319
• Population (ZIP): 4,319

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 6% Polish 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

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: ▲ 3.46%
• Current HPI: 168.8711
• 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

+129.1% since first listed

15 events — show timeline

• 2023-12-27 Pending — CNYIS
• 2023-08-31 Sold (Public Records) $41,000 Public Records
• 2023-06-15 Pending — CNYIS
• 2023-05-30 Price Changed $42,900 CNYIS
• 2023-05-17 Price Changed $44,900 CNYIS
• 2023-04-19 Price Changed $47,900 CNYIS
• 2023-04-11 Price Changed $49,900 CNYIS
• 2023-03-29 Price Changed $54,900 CNYIS
• 2023-03-20 Price Changed $59,900 CNYIS
• 2023-03-14 Price Changed $64,900 CNYIS
• 2023-03-04 Listed $69,900 CNYIS
• 2019-05-24 Sold (MLS) $12,700 UNYREIS
• 2019-05-10 Pending — UNYREIS
• 2019-05-08 Price Changed $15,900 UNYREIS
• 2019-04-24 Listed $17,900 UNYREIS

Property tax history

-1.9%/yr

Latest (2025): $1,281 · +4.3% YoY. Source: county tax records.