5785 Clover Meadow Ln · Canandaigua, NY 14425

$249,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 11 Days on market

Built 1985 7,433 sqft lot $178/sqft · 18% below area Est $306k · 18% under $38/mo HOA · 1% of rent

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained home in the heart of Farmington—where pride of ownership shows in every detail! From the moment you arrive, you’ll appreciate the freshly paved driveway, clean curb appeal with all new vinyl siding, and inviting entry. Step inside to a bright and comfortable living space filled with natural light from newer Anderson windows, creating a warm and welcoming feel throughout. The eat-in kitchen offers abundant cabinetry, great counter space, and a functional layout that flows seamlessly into the dining area—perfect for everyday living and entertaining. Sliding glass doors lead you out to a private multi-level deck and beautifully lands

Key facts

• 7,433 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• HOA & community: Monthly association fee of $38; Community basketball court

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story home; Existing construction; Block foundation; Resale property
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Year built: existing
• Exterior features: Blacktop driveway; Deck; Open deck; Patio; Porch; Walk-out basement access; Sump pump

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Convertible bedroom; Sliding doors
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.6% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $249,900

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 B-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: 1.09% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $305,558
• List price: $249,900
• Delta: -18.22%
• 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
1564 Hayride Dr	0.04mi	3/1.5	1,440 (+3%)	9mo	$300,000	$208	84
5768 Oatfield Dr	0.15mi	3/1.5	1,376 (-2%)	9mo	$300,000	$218	80
5778 Oatfield Dr	0.12mi	3/1.5	1,424 (+2%)	12mo	$330,000	$232	80
5773 Clover Meadow Ln	0.07mi	3/2.0	1,344 (-4%)	10mo	$235,000	$175	78
1601 Flaxen Dr	0.10mi	4/1.5 (+1)	1,468 (+5%)	6mo	$255,000	$174	75
1547 Meadowbrook Ln	0.23mi	3/2.5	1,380 (-1%)	11mo	$290,000	$210	72
1169 Meadowbrook Ln	0.25mi	3/1.0	1,520 (+9%)	10mo	$260,000	$171	66
5715 Dalton Dr	0.41mi	4/2.0 (+1)	1,416 (+1%)	8mo	$240,000	$169	64
5722 Dalton Dr	0.41mi	3/1.5	1,228 (-12%)	3mo	$350,000	$285	56
45 Coachlight Cir	0.36mi	4/1.5 (+1)	1,560 (+11%)	9mo	$290,000	$186	49
5738 Dalton Dr	0.48mi	3/1.5	1,564 (+12%)	10mo	$239,900	$153	48
1731 Birchwood Dr	0.67mi	4/2.0 (+1)	1,588 (+13%)	10mo	$338,000	$213	28

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-23,263
• Equity at exit: $37,261

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,314
• Equity at exit: $21,607

Cash invested: $69,972 (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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,726 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$432 /mo · $5,189/yr
• Insurance: −$104
• HOA: −$38
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $268

Break-even live

Break-even rent $2,386

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Red Fern Dr Unit 1512 Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	0.47mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	0.49mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	3d	12	1.07mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 2 events

1. 2026-05-16
   status Pending 1465-char remark
2. 2026-05-05
   listed $249,900 Active 1465-char remark

ⓘ 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: $5,189 · $432/mo
• Projected year-2 tax: $5,189 · $432/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,710
• − Mortgage interest: −$13,998
• − Property taxes: −$5,189
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − HOA: −$456
• − Depreciation: −$7,270
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $3,385/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 13,839
• Household income: $94,609
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 257.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -47.59%
• Current HPI: 267.0192
• 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

2 events — show timeline

• 2026-05-16 Pending — UNYREIS
• 2026-05-05 Listed $249,900 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $5,189 · +28.2% YoY. Source: county tax records.