149 Geneva St · Lyons, NY 14489

$90,000

3 bd · 1.5 ba · 1,525 sqft · SingleFamily public records · 243 Days on market

Built 1875 5,663 sqft lot $59/sqft · 8% below area Est $124k · 27% 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 +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 149 Geneva Street. This 3 bedroom, 1 and a 1/2 bath has just under 2000 square feet. This home is located on a dead end street and has a large back yard that is fenced in. This home is and has been a single family rental home with long term tenant offering a positive cash flow for investors!!! Continue to use it as an investment or make it your own home. Appliances are tenant owned, except for the Refrigerator and Gas range, sheds are tenant owned, and Ring Cameras are tenant owned.

Key facts

• Fenced in
• Dead end street
• Large back yard

Tags

• DEAD END STREET
• LARGE BACK YARD
• FENCED IN

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$123,594) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#270 in NY, #4,307 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lyons Central School District (town): math 33% / reading 42% proficiency, ranked #549 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $90k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.10%
• DSCR: 2.29
• GRM: 4.5

CMA / ARV

• ARV (median comp): $123,594
• List price: $90,000
• Delta: -27.18%
• 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
121 Geneva St	0.13mi	3/1.0	1,524 (-0%)	6mo	$125,000	$82	87
8 Depew	0.11mi	4/1.5 (+1)	1,534 (+1%)	20mo	$106,000	$69	72
12 Shuler St	0.19mi	2/1.5 (-1)	1,506 (-1%)	18mo	$104,900	$70	69
54 Shuler St	0.26mi	3/1.0	1,492 (-2%)	19mo	$45,000	$30	66
7 High St	0.58mi	3/1.5	1,490 (-2%)	8mo	$115,000	$77	62
2 Elm St	0.35mi	3/1.0	1,356 (-11%)	3mo	$149,000	$110	61
27 Butternut St	0.61mi	3/2.0	1,588 (+4%)	5mo	$100,000	$63	58
3 Scott St	0.52mi	3/1.5	1,392 (-9%)	15mo	$125,500	$90	49
44 Geneva St	0.44mi	3/2.0	1,640 (+8%)	20mo	$100,000	$61	48
17 Layton St	0.69mi	3/1.5	1,458 (-4%)	23mo	$105,000	$72	41
166 Water St	0.67mi	3/1.5	1,732 (+14%)	8mo	$88,000	$51	40
8288 Grist Mill Dr	0.64mi	3/2.5	1,724 (+13%)	6mo	$220,000	$128	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 4.35×
• Total profit: $84,516
• Equity at exit: $81,079

10-year hold

• IRR: 38.4%
• Equity multiple: 9.78×
• Total profit: $221,287
• Equity at exit: $174,850

Cash invested: $25,200 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 27
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $556

Break-even live

Break-even rent $972

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $607	-5% $581	+0% $556	+5% $530	+10% $505
Rent	-10% $423	-5% $489	+0% $556	+5% $622	+10% $688
Rate	-1.0pp $601	-0.5pp $578	base $556	+0.5pp $532	+1.0pp $509

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Sohn Alloway Rd Unit 24 Lyons, NY	2.0	2.0	1100	$1,675	$1.52	24d	1	0.95mi

Listing history 26 events

1. 2026-06-21
   days on market $90,000 Active 243 DOM
2. 2026-06-18
   days on market $90,000 Active 241 DOM
3. 2026-06-17
   days on market $90,000 Active 240 DOM
4. 2026-06-16
   days on market $90,000 Active 239 DOM
5. 2026-06-15
   days on market $90,000 Active 238 DOM
6. 2026-06-13
   days on market $90,000 Active 236 DOM
7. 2026-06-12
   days on market $90,000 Active 235 DOM
8. 2026-06-09
   days on market $90,000 Active 232 DOM
9. 2026-06-08
   days on market $90,000 Active 231 DOM
10. 2026-06-07
    days on market $90,000 Active 230 DOM
11. 2026-06-07
    days on market $90,000 Active 229 DOM
12. 2026-06-04
    days on market $90,000 Active 226 DOM
13. 2026-06-02
    days on market $90,000 Active 225 DOM
14. 2026-06-01
    days on market $90,000 Active 224 DOM
15. 2026-05-31
    days on market $90,000 Active 223 DOM
16. 2026-05-01
    price $90,000 498-char remark

    Show marketing remark (498 chars)

    Welcome to 149 Geneva Street. This 3 bedroom, 1 and a 1/2 bath has just under 2000 square feet. This home is located on a dead end street and has a large back yard that is fenced in. This home is and has been a single family rental home with long term tenant offering a positive cash flow for investors!!! Continue to use it as an investment or make it your own home. Appliances are tenant owned, except for the Refrigerator and Gas range, sheds are tenant owned, and Ring Cameras are tenant owned.

17. 2026-01-08
    price $78,500 498-char remark

    Show marketing remark (498 chars)

    Welcome to 149 Geneva Street. This 3 bedroom, 1 and a 1/2 bath has just under 2000 square feet. This home is located on a dead end street and has a large back yard that is fenced in. This home is and has been a single family rental home with long term tenant offering a positive cash flow for investors!!! Continue to use it as an investment or make it your own home. Appliances are tenant owned, except for the Refrigerator and Gas range, sheds are tenant owned, and Ring Cameras are tenant owned.

18. 2025-11-06
    price $80,000 498-char remark

    Show marketing remark (498 chars)

    Welcome to 149 Geneva Street. This 3 bedroom, 1 and a 1/2 bath has just under 2000 square feet. This home is located on a dead end street and has a large back yard that is fenced in. This home is and has been a single family rental home with long term tenant offering a positive cash flow for investors!!! Continue to use it as an investment or make it your own home. Appliances are tenant owned, except for the Refrigerator and Gas range, sheds are tenant owned, and Ring Cameras are tenant owned.

19. 2025-10-20
    listed $85,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to 149 Geneva Street. This 3 bedroom, 1 and a 1/2 bath has just under 2000 square feet. This home is located on a dead end street and has a large back yard that is fenced in. This home is and has been a single family rental home with long term tenant offering a positive cash flow for investors!!! Continue to use it as an investment or make it your own home. Appliances are tenant owned, except for the Refrigerator and Gas range, sheds are tenant owned, and Ring Cameras are tenant owned.

20. 2025-02-21
    historical
21. 2024-12-23
    listed $94,000 Active
22. 2011-12-19
    soldstatus $8,000
23. 2011-08-13
    listed $9,900
24. 2000-08-18
    soldstatus $20,787
25. 2000-08-18
    soldstatus $23,000
26. 1994-02-01
    soldstatus $27,000

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $20,100
• − Mortgage interest: −$5,041
• − Property taxes: −$2,432
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,618
• Taxable income: $5,676
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,305/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: Lyons Central School District
• NCES district ID: 3618030
• Math proficiency: 33% ▲ 4.00%
• Reading proficiency: 42% ▼ -28.00%
• Median HH income: $43,076
• Composite: 31.73/100
• National rank: #5909
• State rank: #549 of 590 in NY

Livability — Lyons

• Score: 75/100
• State rank: #270
• US rank: #4307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, NY
• Population (ZIP): 7,016

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 7% Spanish 3% Russian/Polish/Slavic 1%

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: ▲ 38.65%
• Current HPI: 311.1445
• 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

+233.3% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $90,000 UNYREIS
• 2026-01-08 Price Changed $78,500 UNYREIS
• 2025-11-06 Price Changed $80,000 UNYREIS
• 2025-10-20 Listed $85,000 UNYREIS
• 2025-02-21 Listing Removed — UNYREIS
• 2024-12-23 Listed $94,000 UNYREIS
• 2011-12-19 Sold (MLS) $8,000 UNYREIS
• 2011-08-13 Listed $9,900 UNYREIS
• 2000-08-18 Sold (Public Records) $23,000 Public Records
• 2000-08-18 Sold (Public Records) $20,787 Public Records
• 1994-02-01 Sold (Public Records) $27,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,432 · +6.1% YoY. Source: county tax records.