329 North Ave · Medina, NY 14103

$140,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 8 Days on market

Built 1916 7,405 sqft lot Est $180k · 22% under

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Why this score? — see what drove the C 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• Appreciation +4.9/10.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A Classic colonial with a long list of updates will help you rest easy. Some of the updates include a steel roof, most windows updated, electric upgraded to 200amp panel, furnace and hot water tank. 2nd floor renovation that included all new drywall, insulation and updated electrical. 3rd Floor renovation that added a Master suite with full master bathroom. In the last year an updated kitchen and flooring throughout the first floor. Not only do all the updates take your worries away, but there is space to stretch out and grow into. The first floor has a large eat-in kitchen with a walk-in pantry, formal dining and living room. The second floor not only offers 3 bedrooms but an office too. Last but not least is the privacy and space that only a 3rd floor master bedroom offers.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1916

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($644/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 6.8% vs local median 4.9% 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: 58 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $598 of equity ($968 loan paydown + $-370 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $82k; list at $140k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.13% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 South Academy	0.32mi	3/1.0	1,480 (+3%)	4mo	$185,000	$125	78
706 Orient St	0.46mi	3/2.0	1,440 (0%)	4mo	$197,100	$137	72
116 Hedley St	0.34mi	3/1.5	1,389 (-4%)	6mo	$140,000	$101	71
910 S Main St	0.40mi	3/1.0	1,351 (-6%)	2mo	$199,000	$147	69
213 Frank St	0.50mi	3/2.0	1,465 (+2%)	6mo	$220,000	$150	65
922 Orient St	0.50mi	4/2.0 (+1)	1,408 (-2%)	5mo	$175,500	$125	60
8 Maple St	0.65mi	3/1.5	1,393 (-3%)	6mo	$150,000	$108	57
528 Florence Ave	0.60mi	3/1.0	1,336 (-7%)	4mo	$140,000	$105	57
1016 Elm St	0.40mi	2/1.0 (-1)	1,280 (-11%)	2mo	$116,600	$91	57
804 S Main St	0.34mi	4/1.5 (+1)	1,280 (-11%)	3mo	$164,883	$129	56
117 William St	0.58mi	3/1.0	1,256 (-13%)	2mo	$80,000	$64	50
584 East Ave	0.64mi	3/1.0	1,248 (-13%)	1mo	$186,000	$149	47

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: -1.2%
• Equity multiple: 0.94×
• Total profit: $-2,240
• Equity at exit: $38,813

10-year hold

• IRR: 4.8%
• Equity multiple: 1.50×
• Total profit: $19,562
• Equity at exit: $45,211

Cash invested: $39,200 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 58
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$406 /mo · $4,869/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $54

Break-even live

Break-even rent $1,517

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $93	+0% $54	+5% $14	+10% $-26
Rent	-10% $-72	-5% $-9	+0% $54	+5% $116	+10% $179
Rate	-1.0pp $124	-0.5pp $89	base $54	+0.5pp $17	+1.0pp $-20

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-10
   status Pending
2. 2026-04-01
   listed $140,000 Active
3. 2019-05-31
   soldstatus $81,914
4. 2019-05-24
   soldstatus $81,194 Closed Sale or Rented 786-char remark

   Show marketing remark (786 chars)

   A Classic colonial with a long list of updates will help you rest easy. Some of the updates include a steel roof, most windows updated, electric upgraded to 200amp panel, furnace and hot water tank. 2nd floor renovation that included all new drywall, insulation and updated electrical. 3rd Floor renovation that added a Master suite with full master bathroom. In the last year an updated kitchen and flooring throughout the first floor. Not only do all the updates take your worries away, but there is space to stretch out and grow into. The first floor has a large eat-in kitchen with a walk-in pantry, formal dining and living room. The second floor not only offers 3 bedrooms but an office too. Last but not least is the privacy and space that only a 3rd floor master bedroom offers.

5. 2019-03-09
   status Pending Sale 786-char remark

   Show marketing remark (786 chars)

   A Classic colonial with a long list of updates will help you rest easy. Some of the updates include a steel roof, most windows updated, electric upgraded to 200amp panel, furnace and hot water tank. 2nd floor renovation that included all new drywall, insulation and updated electrical. 3rd Floor renovation that added a Master suite with full master bathroom. In the last year an updated kitchen and flooring throughout the first floor. Not only do all the updates take your worries away, but there is space to stretch out and grow into. The first floor has a large eat-in kitchen with a walk-in pantry, formal dining and living room. The second floor not only offers 3 bedrooms but an office too. Last but not least is the privacy and space that only a 3rd floor master bedroom offers.

6. 2019-02-16
   status Under Contract- Do Not Show 786-char remark

   Show marketing remark (786 chars)

   A Classic colonial with a long list of updates will help you rest easy. Some of the updates include a steel roof, most windows updated, electric upgraded to 200amp panel, furnace and hot water tank. 2nd floor renovation that included all new drywall, insulation and updated electrical. 3rd Floor renovation that added a Master suite with full master bathroom. In the last year an updated kitchen and flooring throughout the first floor. Not only do all the updates take your worries away, but there is space to stretch out and grow into. The first floor has a large eat-in kitchen with a walk-in pantry, formal dining and living room. The second floor not only offers 3 bedrooms but an office too. Last but not least is the privacy and space that only a 3rd floor master bedroom offers.

7. 2019-02-09
   listed $78,000 Active 786-char remark

   Show marketing remark (786 chars)

   A Classic colonial with a long list of updates will help you rest easy. Some of the updates include a steel roof, most windows updated, electric upgraded to 200amp panel, furnace and hot water tank. 2nd floor renovation that included all new drywall, insulation and updated electrical. 3rd Floor renovation that added a Master suite with full master bathroom. In the last year an updated kitchen and flooring throughout the first floor. Not only do all the updates take your worries away, but there is space to stretch out and grow into. The first floor has a large eat-in kitchen with a walk-in pantry, formal dining and living room. The second floor not only offers 3 bedrooms but an office too. Last but not least is the privacy and space that only a 3rd floor master bedroom offers.

8. 2014-05-01
   listed $64,900
9. 2013-09-09
   listed $75,000

ⓘ 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: $4,869 · $406/mo
• Projected year-2 tax: $4,869 · $406/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 2/10 Low 7 d/yr ≥95°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: $19,017
• − Mortgage interest: −$7,842
• − Property taxes: −$4,869
• − Insurance: −$700
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,073
• Taxable loss: −$1,510
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,006/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

+86.7% since first listed

9 events — show timeline

• 2026-04-10 Pending — UNYREIS
• 2026-04-01 Listed $140,000 UNYREIS
• 2019-05-31 Sold (Public Records) $81,914 Public Records
• 2019-05-24 Sold (MLS) $81,194 WNYREIS
• 2019-03-09 Pending — WNYREIS
• 2019-02-16 Pending — WNYREIS
• 2019-02-09 Listed $78,000 WNYREIS
• 2014-05-01 Listed $64,900 WNYREIS
• 2013-09-09 Listed $75,000 WNYREIS

Property tax history

+6.2%/yr

Latest (2025): $4,869 · +1.3% YoY. Source: county tax records.