72 Andes Ave · Geneva, NY 14456

$199,900

3 bd · 1.5 ba · 2,393 sqft · SingleFamily public records · 26 Days on market

Built 1925 0.28 ac lot Est $187k · 7% over

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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).

• Cash flow +16.2/30.0
• DSCR +5.0/10.0
• ARV discount +4.3/15.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 72 Andes Ave, a timeless home in the heart of Geneva where classic character meets incredible opportunity. Offering over 2300 sqft, 3 bedrooms, 2 Full Baths w/ Jacuzzi Tub. From the moment you step inside, you’ll fall in love with the stunning original woodwork, rich details, and warmth that only a home like this can offer. It’s the kind of character you simply can’t recreate. Perfectly positioned just minutes from Seneca Lake, award-winning wineries, top-rated restaurants, marinas, and the vibrant downtown scene, this property offers more than just a home, it offers a lifestyle. Spend your weekends wine tasting, boating, dining lakeside, or entertaining guests

Key facts

• Original woodwork
• Jacuzzi tub
• 0.28 acre lot

Tags

• ORIGINAL WOODWORK
• JACUZZI TUB
• MINUTES FROM SENECA LAKE
• AWARD WINNING WINERIES
• TOP RATED RESTAURANTS
• VIBRANT DOWNTOWN SCENE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High speed internet available
• Home design: 2-story house; Existing construction; City street frontage; Resale condition
• Construction: Stone foundation; Stone and wood siding construction; Copper plumbing; Asphalt shingle roof
• Exterior features: Blacktop driveway; Enclosed porch; Open porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Hardwood; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Hot water / radiator heating
• Interior features: Breakfast bar; Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Solid surface counters; Natural woodwork; Window treatments; Drapes; Leaded glass; Has fireplace (1)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.6% below list).
• Recommended offer: $175k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: crime D+, employment D, amenities F.
• 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.
• Zoned schools: North Street Elementary School (math 28% / reading 35%, grade F, #1,679 of 2,108 statewide, top 80%, 595 students, 75% FRL); Geneva Middle School (math 21% / reading 42%, grade F, #522 of 729 statewide, top 73%, 452 students, 68% FRL); Geneva High School (math 92% / reading 98%, grade A+, #93 of 1,100 statewide, top 10%, 613 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Geneva City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 124 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,674 (12.6% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
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 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: 0.87% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,654
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Exchange St	0.25mi	3/2.0	2,144 (-10%)	11mo	$168,000	$78	60
28 Folger St	0.68mi	4/2.5 (+1)	2,160 (-10%)	3mo	$165,000	$76	41
79 N Main St	0.70mi	4/2.0 (+1)	2,097 (-12%)	2mo	$177,500	$85	38
28 Sherrill St	0.60mi	4/2.0 (+1)	2,064 (-14%)	15mo	$131,500	$64	29

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-25,722
• Equity at exit: $29,806

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-13,918
• Equity at exit: $17,284

Cash invested: $55,972 (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: 124
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $105

Break-even live

Break-even rent $1,613

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $219	-5% $162	+0% $105	+5% $49	+10% $-8
Rent	-10% $-33	-5% $36	+0% $105	+5% $174	+10% $243
Rate	-1.0pp $206	-0.5pp $156	base $105	+0.5pp $54	+1.0pp $1

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $199,900 Active 26 DOM
2. 2026-06-21
   days on market $199,900 Active 25 DOM
3. 2026-06-21
   days on market $199,900 Active 24 DOM
4. 2026-06-18
   days on market $199,900 Active 22 DOM
5. 2026-06-17
   pricedays on market $199,900 Active 21 DOM
6. 2026-06-16
   days on market $225,000 Active 20 DOM
7. 2026-06-15
   days on market $225,000 Active 19 DOM
8. 2026-06-13
   days on market $225,000 Active 17 DOM
9. 2026-06-12
   days on market $225,000 Active 16 DOM
10. 2026-06-09
    days on market $225,000 Active 13 DOM
11. 2026-06-08
    days on market $225,000 Active 12 DOM
12. 2026-06-07
    days on market $225,000 Active 11 DOM
13. 2026-06-07
    days on market $225,000 Active 10 DOM
14. 2026-06-04
    days on market $225,000 Active 7 DOM
15. 2026-06-02
    days on market $225,000 Active 6 DOM
16. 2026-06-01
    days on market $225,000 Active 5 DOM
17. 2026-05-31
    days on market $225,000 Active 4 DOM
18. 2026-05-27
    listed $225,000 Active

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: +$831/yr (+$69/mo · 48.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% 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: $20,961
• − Mortgage interest: −$11,198
• − Property taxes: −$1,716
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,815
• Taxable loss: −$2,121
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,773/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

1 event — show timeline

• 2026-05-27 Listed $225,000 UNYREIS

Property tax history

+49.9%/yr

Latest (2025): $1,716 · -59.7% YoY. Source: county tax records.