607 E Genesee St · Fayetteville, NY 13066

$264,900

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 2 Days on market

Built 1958 0.26 ac lot Est $336k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Schools +7.1/10.0
• 1% rule +4.4/10.0
• Livability +4.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE FAYETTEVILLE RANCH YOU'VE BEEN WAITING FOR! This bright and airy 3 bdrm ranch with AWESOME finished basement boasting a fabulous 2nd full bath addition/terrific bar area is mere minutes from the bustle of the Village yet has the sprawling, serene fenced yard you crave! Entering into the main living room hub, find gleaming hardwoods and open flow as you move to the dining area (with slider to the newer back deck) and into the sleek, white updated kitchen complete with alluring tile back splash and stainless appliances! Down the bedroom hall, find a good-sized master, 2 ample bdrms with cute decor and a perfect full bath with updated electrical and zero-clearance shower. Heading back to the entry from the garage at the far end of the kitchen, find the stairway down to the bonus finished basement area in plush carpet with aforementioned custom wood bar and built-ins + beautiful 2nd full bath in ceramic tile with smart step area into the tub. The dry utility/laundry area with NEW washer/dryer is also found on this level. Outside, an expanded driveway leads around the side of the garage to an extra area for play or vehicle storage with ideal gate/fence. New windows in 2016, too!

Key facts

• Large deck
• Tiled backsplash
• Move in ready

Tags

• MOVE IN READY
• HARDWOOD FLOORS
• LARGE DECK
• FULLY FENCED BACKYARD
• BUTCHER BLOCK COUNTERTOPS
• TILED BACKSPLASH

Property features AI

Exterior

• Parking: Attached garage; Driveway; One garage space
• Security: Radon mitigation system
• Utilities: Public water connected; Sewer connected; Cable available; Tankless water heater; Gas water heater
• Home design: Single-story home; Entry level: main; Vinyl siding; Shingle (architectural) asphalt roof
• Construction: Built (existing); Block foundation
• Exterior features: Deck; Patio; Fully fenced yard; Blacktop driveway; See remarks

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms; Main level primary; Bedroom on main level
• Flooring: Carpet; Hardwood; Ceramic tile; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Attic fan
• Interior features: Ceiling fan(s); Dry bar; Living/dining room; Sliding glass door(s); Sliding doors; Programmable thermostat
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (5.5% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.1% in Fayetteville — 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 82/100 on livability (#71 in NY, #1,067 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: amenities D, commute F.
• Fayetteville-Manlius Central School District (suburban): math 79% / reading 81% proficiency, ranked #49 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $162k; list at $265k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $233,005 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $336,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Oakwood St	0.16mi	3/2.0	1,463 (-9%)	2mo	$320,000	$219	76
220 Redfield Ave	0.25mi	4/1.5 (+1)	1,554 (-3%)	5mo	$358,000	$230	72
104 Clark Rd	0.25mi	4/2.0 (+1)	1,683 (+5%)	6mo	$340,000	$202	70
115 Margo Ln	0.32mi	4/2.5 (+1)	1,666 (+4%)	6mo	$265,000	$159	66
319 Southfield Dr	0.30mi	4/2.0 (+1)	1,664 (+4%)	11mo	$350,000	$210	66
304 Southfield Dr	0.31mi	3/2.0	1,748 (+9%)	6mo	$336,400	$192	65
109 Academy St	0.60mi	3/2.0	1,576 (-2%)	6mo	$386,500	$245	64
24 The Orch	0.35mi	2/2.0 (-1)	1,511 (-6%)	12mo	$300,000	$199	59
221 Redfield Ave	0.26mi	4/2.5 (+1)	1,810 (+13%)	1mo	$517,500	$286	58
208 Concord Pl	0.34mi	3/2.5	1,362 (-15%)	0mo	$335,000	$246	57
408 Elm St	0.54mi	3/2.5	1,505 (-6%)	8mo	$299,000	$199	56
313 Spring St	0.57mi	4/1.5 (+1)	1,756 (+10%)	8mo	$270,000	$154	43

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-54,186
• Equity at exit: $39,497

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-61,022
• Equity at exit: $22,904

Cash invested: $74,172 (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 13066

• Home prices YoY: -28.0%
• Active inventory: 65
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,502 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$658 /mo · $7,895/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-181

Break-even live

Break-even rent $2,731

Max offer price $233,005

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-106	+0% $-181	+5% $-256	+10% $-331
Rent	-10% $-378	-5% $-279	+0% $-181	+5% $-82	+10% $17
Rate	-1.0pp $-47	-0.5pp $-113	base $-181	+0.5pp $-249	+1.0pp $-319

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E Genesee St Fayetteville, NY	3.0	2.0	2000	$3,000	$1.50	45d	1	0.67mi
219 Highbridge St #5 Fayetteville, NY	2.0	1.5	1518	$1,900	$1.25	14d	1	0.96mi

Listing history 3 events

1. 2026-06-18
   days on market $264,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $264,900 Active 1 DOM

ⓘ 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: $7,895 · $658/mo
• Projected year-2 tax: $7,895 · $658/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,029
• − Mortgage interest: −$14,839
• − Property taxes: −$7,895
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$7,706
• Taxable loss: −$6,540
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $-597/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: Fayetteville-Manlius Central School District
• NCES district ID: 3618330
• Math proficiency: 79% ▼ -5.00%
• Reading proficiency: 81% ▲ 7.00%
• Median HH income: $86,156
• Composite: 71.12/100
• National rank: #238
• State rank: #49 of 590 in NY

Livability — Fayetteville

• Score: 82/100
• State rank: #71
• US rank: #1067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NY
• City population: 12,680
• Population (ZIP): 12,680

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% Spanish 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.65%
• Current HPI: 319.9702
• 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

+130.5% since first listed

11 events — show timeline

• 2026-06-16 Listed $264,900 CNYIS
• 2020-07-15 Sold (Public Records) $162,100 Public Records
• 2020-07-13 Sold (MLS) $162,100 CNYIS
• 2020-07-08 Pending — CNYIS
• 2020-05-16 Pending — CNYIS
• 2020-05-13 Contingent — CNYIS
• 2020-05-09 Listed $149,900 CNYIS
• 2012-03-07 Listing Removed — CNYIS
• 2012-03-01 Sold (Public Records) $100,999 Public Records
• 2012-02-29 Sold (MLS) $100,700 CNYIS
• 2011-11-10 Listed $114,900 CNYIS

Property tax history

+5.1%/yr

Latest (2025): $7,895 · +4.4% YoY. Source: county tax records.