1167 Hampton Dr · Victor, NY 14564

$199,900

3 bd · 1.5 ba · 1,365 sqft · Townhouse public records · 7 Days on market

Built 1986 672 sqft lot $146/sqft · 12% below area Est $228k · 12% under $250/mo HOA · 10% of rent

---

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 +18.6/30.0
• ARV discount +13.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.9/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A hidden gem in the heart of Victor! The perfect home in a great neighborhood, a 3 bedroom 1.5 bath end-unit that has been meticulously maintained. Quick access to the NYS thruway and 490, as well as a short drive to Eastview Mall (5 mins). Enjoy a private back yard patio, and lots of paths for enjoying the beautiful weather. Victor School District. Delayed Negotiations 4/12 by 5pm.

Key facts

• $250 HOA
• Garage
• Built 1986

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Association: Realty Perf Grp; Association fee $250 monthly; Association fee includes common area maintenance, reserve fund, snow removal, and trash

Exterior

• Parking: Attached garage with 1 garage space; Open parking available
• Utilities: Public water connected; Sewer connected
• Home design: 3 stories; Resale property; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 21 x 32

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Gas water heater
• Bedrooms: Laundry and living rooms included among 7 total rooms; Basement has walk-out access
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Sliding glass door(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.5% vs local median 2.6% in Victor — 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 79/100 on livability (#122 in NY, #1,991 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Victor Central School District (suburban): math 56% / reading 62% proficiency, ranked #222 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $152k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $199,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.0

CMA / ARV

• ARV (median comp): $227,580
• List price: $199,900
• Delta: -12.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Cunningham Dr	0.07mi	3/2.0	1,360 (-0%)	4mo	$270,000	$199	91
1162 Hampton Dr	0.02mi	2/1.5 (-1)	1,372 (+0%)	4mo	$236,000	$172	89
1182 Cunningham Dr	0.12mi	3/1.5	1,365 (0%)	7mo	$220,500	$162	88
6312 Bentley Dr	0.20mi	3/1.5	1,382 (+1%)	1mo	$230,000	$166	88
1128 Cunningham Dr	0.08mi	2/1.5 (-1)	1,372 (+0%)	6mo	$200,000	$146	85
1322 Courtney Dr	0.25mi	3/1.5	1,370 (+0%)	3mo	$281,000	$205	85
1170 Ridge Crest Dr	0.10mi	2/2.0 (-1)	1,343 (-2%)	8mo	$218,000	$162	79
6275 Teasel St	0.31mi	3/2.0	1,425 (+4%)	1mo	$315,000	$221	76
6438 Sterling Cir	0.27mi	2/1.5 (-1)	1,300 (-5%)	0mo	$235,000	$181	74
6273 Teasel St	0.31mi	3/2.5	1,425 (+4%)	1mo	$275,000	$193	74
6316 Bentley Dr	0.19mi	2/1.5 (-1)	1,440 (+6%)	4mo	$270,000	$188	73
1136 The Grv	0.22mi	2/1.5 (-1)	1,160 (-15%)	2mo	$230,000	$198	58

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,777
• Equity at exit: $29,806

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-353
• 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 14564

• Home prices YoY: -12.8%
• Active inventory: 110
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,385 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$83
• HOA: −$250
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $195

Break-even live

Break-even rent $2,139

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $308	-5% $251	+0% $195	+5% $138	+10% $81
Rent	-10% $6	-5% $100	+0% $195	+5% $289	+10% $383
Rate	-1.0pp $295	-0.5pp $245	base $195	+0.5pp $143	+1.0pp $90

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	0.18mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	3d	17	0.69mi
198 E Main St Unit 200 Victor, NY	2.0	1.0	1160	$1,525	$1.31	44d	1	1.49mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 14 events

1. 2026-05-08
   status Pending 1811-char remark
2. 2026-04-30
   listed $199,900 Active 1811-char remark
3. 2021-05-24
   soldstatus $152,500
4. 2021-05-21
   soldstatus $152,500 Closed Sale or Rented 385-char remark

   Show marketing remark (385 chars)

   A hidden gem in the heart of Victor! The perfect home in a great neighborhood, a 3 bedroom 1.5 bath end-unit that has been meticulously maintained. Quick access to the NYS thruway and 490, as well as a short drive to Eastview Mall (5 mins). Enjoy a private back yard patio, and lots of paths for enjoying the beautiful weather. Victor School District. Delayed Negotiations 4/12 by 5pm.

5. 2021-04-14
   status Under Contract- Do Not Show 385-char remark

   Show marketing remark (385 chars)

   A hidden gem in the heart of Victor! The perfect home in a great neighborhood, a 3 bedroom 1.5 bath end-unit that has been meticulously maintained. Quick access to the NYS thruway and 490, as well as a short drive to Eastview Mall (5 mins). Enjoy a private back yard patio, and lots of paths for enjoying the beautiful weather. Victor School District. Delayed Negotiations 4/12 by 5pm.

6. 2021-04-07
   listed $129,900 Active 385-char remark

   Show marketing remark (385 chars)

   A hidden gem in the heart of Victor! The perfect home in a great neighborhood, a 3 bedroom 1.5 bath end-unit that has been meticulously maintained. Quick access to the NYS thruway and 490, as well as a short drive to Eastview Mall (5 mins). Enjoy a private back yard patio, and lots of paths for enjoying the beautiful weather. Victor School District. Delayed Negotiations 4/12 by 5pm.

7. 2017-10-24
   soldstatus $115,000
8. 2017-10-20
   soldstatus $115,000 Closed Sale or Rented

   Show marketing remark (406 chars)

   Beautifully maintained, very low maintenance 3 bedroom, 1.5 bath end-unit townhouse in Victoria Woods 3rd phase. Kitchen and full bath remodel in last 3 years as well as all new replacement windows and fresh paint throughout. Close to everything including grocery store (< 5 minutes), Eastview Mall and numerous eateries (< 10 minutes) as well as quick access to NYS Thruway and 490. Victor Schools.

9. 2017-08-26
   status Pending Sale

   Show marketing remark (406 chars)

   Beautifully maintained, very low maintenance 3 bedroom, 1.5 bath end-unit townhouse in Victoria Woods 3rd phase. Kitchen and full bath remodel in last 3 years as well as all new replacement windows and fresh paint throughout. Close to everything including grocery store (< 5 minutes), Eastview Mall and numerous eateries (< 10 minutes) as well as quick access to NYS Thruway and 490. Victor Schools.

10. 2017-08-08
    listed $114,900 Active

    Show marketing remark (406 chars)

    Beautifully maintained, very low maintenance 3 bedroom, 1.5 bath end-unit townhouse in Victoria Woods 3rd phase. Kitchen and full bath remodel in last 3 years as well as all new replacement windows and fresh paint throughout. Close to everything including grocery store (< 5 minutes), Eastview Mall and numerous eateries (< 10 minutes) as well as quick access to NYS Thruway and 490. Victor Schools.

11. 2008-09-05
    soldstatus $100,000
12. 2005-08-09
    soldstatus $87,000
13. 2000-11-02
    soldstatus $68,600
14. 1997-07-31
    soldstatus $64,800

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $3,699 · $308/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 ≥95°F today · 17 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: $28,623
• − Mortgage interest: −$11,198
• − Property taxes: −$3,699
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − HOA: −$3,000
• − Depreciation: −$5,815
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $2,495/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: Victor Central School District
• NCES district ID: 3629640
• Math proficiency: 56% ▼ -18.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $73,046
• Composite: 52.43/100
• National rank: #1575
• State rank: #222 of 590 in NY

Livability — Victor

• Score: 79/100
• State rank: #122
• US rank: #1991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 16,364
• Metro: Rochester, NY
• Population (ZIP): 16,364
• Household income: $115,625
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 357.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 7% · South Korea, Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 1% 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: ▼ -40.90%
• Current HPI: 279.9821
• Rent YoY: —
• Metro: Rochester, NY
• 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

+208.5% since first listed

14 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-30 Listed $199,900 UNYREIS
• 2021-05-24 Sold (Public Records) $152,500 Public Records
• 2021-05-21 Sold (MLS) $152,500 UNYREIS
• 2021-04-14 Pending — UNYREIS
• 2021-04-07 Listed $129,900 UNYREIS
• 2017-10-24 Sold (Public Records) $115,000 Public Records
• 2017-10-20 Sold (MLS) $115,000 UNYREIS
• 2017-08-26 Pending — UNYREIS
• 2017-08-08 Listed $114,900 UNYREIS
• 2008-09-05 Sold (Public Records) $100,000 Public Records
• 2005-08-09 Sold (Public Records) $87,000 Public Records
• 2000-11-02 Sold (Public Records) $68,600 Public Records
• 1997-07-31 Sold (Public Records) $64,800 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,699 · -0.6% YoY. Source: county tax records.