416 E Center St · Medina, NY 14103

$125,000

3 bd · 3.0 ba · 1,800 sqft · MultiFamily public records · 490 Days on market

Built 1870 0.27 ac lot $69/sqft · 38% below area Est $203k · 38% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This Three-Unit apartment building is conveniently located near the downtown area in the Village of Medina. All apartments are rented on a month-to-month basis. The first floor features two Studio apartments. These two apartments have electric heat. The 3/4-bedroom upstairs apartment has boiler-fired hot water heat. All tenants pay their utilities Except the Owner pays the water bill for the 2 Studio apartments. The present rent schedule is $700, $525, and $425. There is a driveway on either side of the house affording convenient parking. A new roof has just been installed by the Amish.

Key facts

• Downtown area
• Electric heat
• Convenient parking

Tags

• THREE-UNIT APARTMENT BUILDING
• DOWNTOWN AREA
• ELECTRIC HEAT
• BOILER-FIRED HOT WATER HEAT
• CONVENIENT PARKING

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$202,909) 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/3.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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; 2 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $534 of equity ($864 loan paydown + $-330 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 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 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 20.57%
• Cash-on-cash: 50.99%
• DSCR: 3.27
• GRM: 3.4

CMA / ARV

• ARV (median comp): $202,909
• List price: $125,000
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Elm St	0.66mi	3/2.5	1,911 (+6%)	13mo	$85,000	$44	46
210 W Oak Orchard St	0.63mi	4/2.0 (+1)	2,064 (+15%)	16mo	$122,570	$59	24

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: 52.2%
• Equity multiple: 3.56×
• Total profit: $89,604
• Equity at exit: $34,654

10-year hold

• IRR: 54.9%
• Equity multiple: 7.14×
• Total profit: $215,009
• Equity at exit: $40,367

Cash invested: $35,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $3,053 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,487

Break-even live

Break-even rent $1,170

Max offer price $125,000

Occupancy floor 46%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,800
1× unit	3	1	$1,253
Total (3 units)			$3,053

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W Oak Orchard St Medina, NY	3.0	1.5	2064	$1,200	$0.58	1d	1	0.61mi
700 Park Ave Medina, NY	2.0	1.0	2128	$1,250	$0.59	1d	1	1.09mi

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 490 DOM
2. 2026-06-17
   days on market $125,000 Active 489 DOM
3. 2026-06-16
   days on market $125,000 Active 488 DOM
4. 2026-06-15
   days on market $125,000 Active 487 DOM
5. 2026-06-13
   days on market $125,000 Active 485 DOM
6. 2026-06-12
   days on market $125,000 Active 484 DOM
7. 2026-06-09
   days on market $125,000 Active 481 DOM
8. 2026-06-08
   days on market $125,000 Active 480 DOM
9. 2026-06-07
   days on market $125,000 Active 479 DOM
10. 2026-06-07
    days on market $125,000 Active 478 DOM
11. 2026-06-04
    days on market $125,000 Active 475 DOM
12. 2026-06-02
    days on market $125,000 Active 474 DOM
13. 2026-06-01
    days on market $125,000 Active 473 DOM
14. 2026-05-31
    days on market $125,000 Active 472 DOM
15. 2025-02-13
    listed $125,000 Active 593-char remark

    Show marketing remark (593 chars)

    This Three-Unit apartment building is conveniently located near the downtown area in the Village of Medina. All apartments are rented on a month-to-month basis. The first floor features two Studio apartments. These two apartments have electric heat. The 3/4-bedroom upstairs apartment has boiler-fired hot water heat. All tenants pay their utilities Except the Owner pays the water bill for the 2 Studio apartments. The present rent schedule is $700, $525, and $425. There is a driveway on either side of the house affording convenient parking. A new roof has just been installed by the Amish.

16. 1993-09-23
    soldstatus $45,000

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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: $36,636
• − Mortgage interest: −$7,002
• − Property taxes: −$2,605
• − Insurance: −$625
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − Depreciation: −$3,636
• Taxable income: $16,906
• Est. tax owed @ 24.0%: −$4,057
• After-tax cash flow: $13,789/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

+177.8% since first listed

2 events — show timeline

• 2025-02-13 Listed $125,000 UNYREIS
• 1993-09-23 Sold (Public Records) $45,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,605 · +1.4% YoY. Source: county tax records.