Genesee County

Genesee County sits at a median home price of $227,342, up 5.65% year over year, with an affordability index of 81. The data provided does not include a cap rate or gross rent multiplier for this county directly, which means the cash-flow score of 0 is not a rounding artifact but a genuine signal: the model found insufficient or unfavorable rent-relative-to-price dynamics to score it on income. The appreciation score of 88 out of 100, paired with a national percentile rank of 93rd and a state rank of 2nd out of 62 New York counties, tells you exactly where this market sits on the spectrum: it leans hard toward price growth rather than day-one income. An investor underwriting for immediate cash flow will find this market resistant; one positioned for equity accumulation in an affordable entry point will find more to like.

The appreciation score of 88 and the 5.65% annual price gain make Genesee most suitable for a buy-and-hold investor whose primary thesis is equity capture over a 5-to-10-year horizon, not a cash-flow operator who needs the property to service itself from rents in year one. At $227,342, the entry price is low enough that a value-add buyer could theoretically force appreciation through renovation, but without rent data in the provided dataset, any claim about spread between current rents and market-rate upside would be speculation. What the data does confirm is that the market is affordable at 81 on the affordability index, meaning the buyer pool for eventual resale is not restricted to a narrow income band, which reduces exit risk when the time comes to sell.

The $371 per month in combined property tax and insurance is a line item that demands attention in any underwrite. At a state-average effective property tax rate of 1.72%, New York is a high-tax state, and that flag in the data is accurate. On a $227,342 property, the model estimates $3,910 in annual taxes and $546 in insurance, totaling $4,456 per year before a dollar of mortgage, maintenance, vacancy, or management is counted. To put that in underwriting terms: that $371 monthly carry cost exists regardless of whether the unit is occupied. Given that the cash-flow score is already 0, adding a $371 fixed monthly expense to whatever debt service looks like at 6.85% on an $181,874 loan makes the income-side math materially harder. It is worth repeating, as the source data notes, that 1.72% is the state-average effective rate from Tax Foundation 2024 data; actual Genesee County or township-level rates may differ, and pulling the county assessor's figures for any specific parcel before closing is not optional.

No economic anchors or employer data were provided for Genesee County, so drawing conclusions about job-base concentration or rental demand drivers from named employers is not possible with this dataset. The stability score of 50 out of 100 is worth noting, however, as it sits at the midpoint and suggests neither a reliably sticky tenant base nor acute volatility, but investors should conduct their own due diligence on local employment and population trends before committing.

The neighboring county data provides useful calibration. Broome County (overall score 76) and Chemung County (overall score 73) both post rent-to-price ratios above 9.1%, and Chemung does so at a median home price of only $151,982. Cattaraugus County shows a rent-to-price ratio of 8.23% at $158,795. These neighbors offer meaningfully better gross yield profiles for an investor whose primary filter is income. Genesee's median price of $227,342 is the highest in this peer set, and without a published rent figure, there is no evidence in the data that rents scale proportionally. Oneida County at $225,469 and an overall score of 75 is the most comparable on price and score, with a rent-to-price ratio of 7.84%, which at least gives a rent figure to work from. An investor should choose Genesee over these neighbors specifically when the investment thesis is appreciation and affordable entry into a high-ranking New York market, not income yield. If the requirement is gross yield above 8% from day one, Broome or Chemung present a more direct path to that target at lower purchase prices.