11 Hallenbeck Ave · Geneva, NY 14456

$184,900

4 bd · 2.0 ba · 1,578 sqft · MultiFamily public records · 14 Days on market

Built 1920 2,960 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Investor's Dream! Welcome to 11 Hallenbeck Ave, a meticulously maintained duplex that represents a prime investment opportunity. This property features two generously sized and UPDATED, two-bedroom, one-bath apartments, each currently rented at $1100 per month, providing a steady stream of rental income with a shed. Both units are very well-kept by tenants and offer a comfortable living environment, making them highly desirable. The duplex boasts modern amenities with sophisticated updates and a strong rental history, ensuring consistent returns on your investment. This property is not only a sound investment but also a chance to enter or expand your real estate portfolio. Whether you're seeking to grow your investments or start generating immediate rental income, 11 Hallenbeck Ave is an opportunity you won't want to overlook. Act quickly and schedule a showing today to explore the full potential of this exceptional property!

Key facts

• Backyard with shed
• Partial fencing
• Updated floors

Tags

• DUPLEX
• UPDATED FLOORS
• BACKYARD WITH SHED
• PARTIAL FENCING
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 11.2% vs local median 5.0% in Geneva — 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 78/100 on livability (#177 in NY, #2,760 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, employment D.
• Geneva City School District (town): math 36% / reading 43% proficiency, ranked #528 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $18,658
• Equity at exit: $27,569

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $79,093
• Equity at exit: $15,987

Cash invested: $51,772 (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 14456

• Home prices YoY: -15.8%
• Active inventory: 122
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,678 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$307 /mo · $3,683/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $762

Break-even live

Break-even rent $1,713

Max offer price $184,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,678
Total (2 units)			$2,678

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-15
   status Pending
2. 2026-04-01
   listed $184,900 Active
3. 2025-02-10
   soldstatus $175,000
4. 2025-01-29
   soldstatus $175,000 Closed 939-char remark

   Show marketing remark (939 chars)

   Investor's Dream! Welcome to 11 Hallenbeck Ave, a meticulously maintained duplex that represents a prime investment opportunity. This property features two generously sized and UPDATED, two-bedroom, one-bath apartments, each currently rented at $1100 per month, providing a steady stream of rental income with a shed. Both units are very well-kept by tenants and offer a comfortable living environment, making them highly desirable. The duplex boasts modern amenities with sophisticated updates and a strong rental history, ensuring consistent returns on your investment. This property is not only a sound investment but also a chance to enter or expand your real estate portfolio. Whether you're seeking to grow your investments or start generating immediate rental income, 11 Hallenbeck Ave is an opportunity you won't want to overlook. Act quickly and schedule a showing today to explore the full potential of this exceptional property!

5. 2024-11-01
   status Pending 939-char remark

   Show marketing remark (939 chars)

   Investor's Dream! Welcome to 11 Hallenbeck Ave, a meticulously maintained duplex that represents a prime investment opportunity. This property features two generously sized and UPDATED, two-bedroom, one-bath apartments, each currently rented at $1100 per month, providing a steady stream of rental income with a shed. Both units are very well-kept by tenants and offer a comfortable living environment, making them highly desirable. The duplex boasts modern amenities with sophisticated updates and a strong rental history, ensuring consistent returns on your investment. This property is not only a sound investment but also a chance to enter or expand your real estate portfolio. Whether you're seeking to grow your investments or start generating immediate rental income, 11 Hallenbeck Ave is an opportunity you won't want to overlook. Act quickly and schedule a showing today to explore the full potential of this exceptional property!

6. 2024-07-25
   listed $199,900 Active 939-char remark

   Show marketing remark (939 chars)

   Investor's Dream! Welcome to 11 Hallenbeck Ave, a meticulously maintained duplex that represents a prime investment opportunity. This property features two generously sized and UPDATED, two-bedroom, one-bath apartments, each currently rented at $1100 per month, providing a steady stream of rental income with a shed. Both units are very well-kept by tenants and offer a comfortable living environment, making them highly desirable. The duplex boasts modern amenities with sophisticated updates and a strong rental history, ensuring consistent returns on your investment. This property is not only a sound investment but also a chance to enter or expand your real estate portfolio. Whether you're seeking to grow your investments or start generating immediate rental income, 11 Hallenbeck Ave is an opportunity you won't want to overlook. Act quickly and schedule a showing today to explore the full potential of this exceptional property!

7. 2020-08-26
   soldstatus $33,000 Closed Sale or Rented 71-char remark

   Show marketing remark (71 chars)

   Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

8. 2020-07-10
   status Pending Sale 71-char remark

   Show marketing remark (71 chars)

   Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

9. 2020-06-12
   price $34,900 71-char remark

   Show marketing remark (71 chars)

   Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

10. 2020-05-19
    price $39,900 71-char remark

    Show marketing remark (71 chars)

    Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

11. 2020-04-22
    price $49,900 71-char remark

    Show marketing remark (71 chars)

    Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

12. 2020-03-27
    price $54,900 71-char remark

    Show marketing remark (71 chars)

    Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

13. 2020-03-03
    price $59,900 71-char remark

    Show marketing remark (71 chars)

    Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

14. 2020-02-04
    listed $64,900 Active 71-char remark

    Show marketing remark (71 chars)

    Upper/ Lower duplex, 2 bedrooms each. Separate utilities and entrances.

15. 2015-07-01
    price $59,900
16. 2014-09-22
    listed $59,900
17. 2004-12-07
    soldstatus $44,000
18. 1998-08-21
    soldstatus $20,000

ⓘ 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: $3,683 · $307/mo
• Projected year-2 tax: $3,683 · $307/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,136
• − Mortgage interest: −$10,357
• − Property taxes: −$3,683
• − Insurance: −$924
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − Depreciation: −$5,379
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $7,548/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: Geneva City School District
• NCES district ID: 3611970
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 43% ▲ 11.00%
• Median HH income: $44,012
• Composite: 33.48/100
• National rank: #5448
• State rank: #528 of 590 in NY

Livability — Geneva

• Score: 78/100
• State rank: #177
• US rank: #2760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, NY
• Population (ZIP): 19,864

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9%
• Common ancestry: Iranian 5% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -57.56%
• Current HPI: 307.9168
• 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

+824.5% since first listed

18 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-01 Listed $184,900 UNYREIS
• 2025-02-10 Sold (Public Records) $175,000 Public Records
• 2025-01-29 Sold (MLS) $175,000 UNYREIS
• 2024-11-01 Pending — UNYREIS
• 2024-07-25 Listed $199,900 UNYREIS
• 2020-08-26 Sold (MLS) $33,000 UNYREIS
• 2020-07-10 Pending — UNYREIS
• 2020-06-12 Price Changed $34,900 UNYREIS
• 2020-05-19 Price Changed $39,900 UNYREIS
• 2020-04-22 Price Changed $49,900 UNYREIS
• 2020-03-27 Price Changed $54,900 UNYREIS
• 2020-03-03 Price Changed $59,900 UNYREIS
• 2020-02-04 Listed $64,900 UNYREIS
• 2015-07-01 Price Changed $59,900 WNYREIS
• 2014-09-22 Listed $59,900 UNYREIS
• 2004-12-07 Sold (Public Records) $44,000 Public Records
• 1998-08-21 Sold (Public Records) $20,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,683 · +0.3% YoY. Source: county tax records.