Historic, Character Home, Garage, Finished Basement, Income Potential
1930 Atkinson Bungalow, Fresh Mechanicals Throughout — $84,900
6
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 6 | 748 sqft 2BR/1BA bungalow; garage saves it; tiny footprint limits appeal |
| Condition | 25% | 9 | Roof 2024, furnace 2024, water heater 2025, AC 2019 — essentially new mechanicals throughout |
| Price / Sq Ft | 15% | 5 | Listing $114/sqft vs zip median $99/sqft — slightly above median; thin 7-comp data |
| Price vs. Market | 5% | 6 | $84,900 vs $141,939 zip median — ~40% below, though thin 1-sale market |
| Market Conditions | 5% | 7 | 50% price drops and 95.3% sale-to-list signal buyer leverage; DOM 47 days |
The house is small. At 748 square feet, that is not a misprint — two bedrooms, one bath, and a footprint that asks you to be honest about what you actually need. What makes it worth a look is what happened to it recently. New roof in 2024. New furnace in 2024. New water heater in 2025. Central air from 2019. Vinyl replacement windows. The mechanicals on this 1930 bungalow are essentially brand new, which means the money a buyer would normally spend in the first few years of ownership has already been spent by someone else.
That matters at $84,900. You are buying a house that is 40 percent below the zip code's median sale price with a heating system, a roof, and a water heater that will not need attention for years. That is a real thing. For a first-time buyer or someone looking to rent it out, the math is cleaner than it looks at first glance.
Inside, there is laminate flooring in the living room, carpeted bedrooms, and a kitchen that comes with appliances. The basement has laundry. There is a one-car garage. The agent description calls it functional and comfortable, which is accurate and about as much as you can say about 748 square feet done plainly. The Geneseo School District covers the address.
The size is the honest limit here. This house works for one person, maybe two if they spend a lot of time outside. It does not grow with you. There is no room to add a home office or a guest bedroom without a significant addition, and the lot would need to support that. If you need more than this, the price does not fix that.
What the price does fix is the entry point. Under $85,000 in a school district that draws families, with mechanicals replaced inside the last two years, and a garage included — that is a low-risk way into a house. You will not be replacing a furnace or patching a roof while you figure out if the town suits you.
