6354 Kims Dr · Victor, NY 14564

$164,900

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 21 Days on market

Built 2004 435 sqft lot Est $158k · at est.

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Why this score? — see what drove the B- 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +5.5/15.0
• 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

Looking for a move-in ready home NOW! Welcome to the newest listing in the Gypsum Mills Community. You will be welcomed by the manicured gardens and the huge front porch, complete with 3 sets of wicker furniture and 2 beautiful rugs that stay. When you walk through the front door, you will see the spacious living room and dining room area. The cathedral ceilings throughout add to the open space. The kitchen has white cabinets, newer floor, beautiful arched windows overlooking the front yard, a large pantry and stainless appliances. Off the kitchen is the Breakfast Room with large windows. (The Tiffany light does not stay and will be replaced). There are 2 bedrooms, one being the Owners' ensuite. Both bathrooms have been completely remodeled. The owner has cleverly made storage areas in and around the end of the carport. .. a drawer under the side door steps for storage, a small room currently being used as a gardening room and a closet for hanging yard tools. There is also a shed in the backyard. Recent improvements: Metal Roof (1 yr. ), Trex decking on front porch (1 yr. ), Furnace/AC (3 yrs. ), Washer & Dryer and Stainless Kitchen Appliances (3 yr. )! A MUST-SEE!!

Key facts

• Open floor plan
• Updated kitchen
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• DURABLE VINYL FLOORING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Financial info: Land lease present ($875)
• HOA & community: Community/association amenities: basketball court, clubhouse with community kitchen, fitness center, golf course, pool, storage, tennis courts

Exterior

• Parking: Attached garage; 2 garage spaces; Carport; Driveway; Electricity to parking area
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available
• Home design: Single-story (1 story); Double-wide mobile home (Pinegrove model); Resale condition; Metal roof
• Construction: Vinyl siding; PEX plumbing; Pillar/post/pier foundation; Existing structure; Built as Pinegrove double wide
• Exterior features: Blacktop driveway; Deck; Open porch; Shed(s) / storage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Disposal; Pantry; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas heating; Central air conditioning; Circuit breaker electric service
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Living/dining room; Pantry; Window treatments; Drapes; Low-threshold shower; Main-level primary suite
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 2 comparable units currently listed for rent nearby; 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6382 Roberts Dr	0.09mi	3/2.0 (+1)	1,680 (0%)	2mo	$165,000	$98	89
6393 Kims Dr Unit B144C	0.08mi	3/2.0 (+1)	1,620 (-4%)	1mo	$109,040	$67	85
971 Gypsum Mills St #441	0.12mi	3/2.0 (+1)	1,720 (+2%)	2mo	$128,500	$75	83
6397 Lambert St Unit B085	0.13mi	3/2.0 (+1)	1,568 (-7%)	1mo	$115,000	$73	77
6381 Kims Drive B150	0.03mi	3/2.0 (+1)	1,508 (-10%)	1mo	$128,000	$85	76
6289 Lambert St	0.43mi	3/2.0 (+1)	1,682 (+0%)	2mo	$180,000	$107	74
999 Volkman Dr	0.23mi	3/2.0 (+1)	1,782 (+6%)	2mo	$160,000	$90	73
6415 Murphy Dr	0.27mi	3/2.0 (+1)	1,560 (-7%)	0mo	$149,000	$96	70
6300 Lambert St #535	0.34mi	3/2.0 (+1)	1,760 (+5%)	1mo	$205,000	$116	70
1015 Volkman Dr	0.20mi	3/2.0 (+1)	1,848 (+10%)	1mo	$196,000	$106	68
6344 Kims Dr	0.27mi	3/2.0 (+1)	1,568 (-7%)	3mo	$147,000	$94	68
6366 Murphy Dr	0.05mi	3/2.0 (+1)	1,474 (-12%)	5mo	$130,000	$88	68

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,831
• Equity at exit: $24,587

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $47,081
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $511

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,122	$1.67	2d	17	0.28mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	23d	1	0.79mi

Listing history 35 events

1. 2026-06-17
   status $164,900 Pending 21 DOM
2. 2026-06-17
   days on market $164,900 Active Under Contract 21 DOM
3. 2026-06-16
   days on market $164,900 Active Under Contract 20 DOM
4. 2026-06-15
   days on market $164,900 Active Under Contract 19 DOM
5. 2026-06-13
   days on market $164,900 Active Under Contract 17 DOM
6. 2026-06-10
   days on market $164,900 Active Under Contract 14 DOM
7. 2026-06-09
   days on market $164,900 Active Under Contract 13 DOM
8. 2026-06-09
   statusdays on market $164,900 Active Under Contract 12 DOM
9. 2026-06-07
   days on market $164,900 Active 11 DOM
10. 2026-06-05
    days on market $164,900 Active 8 DOM
11. 2026-06-03
    days on market $164,900 Active 7 DOM
12. 2026-06-03
    days on market $164,900 Active 6 DOM
13. 2026-06-01
    days on market $164,900 Active 5 DOM
14. 2026-05-31
    days on market $164,900 Active 4 DOM
15. 2026-05-27
    listed $164,900 Active
16. 2022-08-26
    soldstatus $140,000 Closed Sale or Rented 1192-char remark

    Show marketing remark (1192 chars)

    Looking for a move-in ready home NOW! Welcome to the newest listing in the Gypsum Mills Community. You will be welcomed by the manicured gardens and the huge front porch, complete with 3 sets of wicker furniture and 2 beautiful rugs that stay. When you walk through the front door, you will see the spacious living room and dining room area. The cathedral ceilings throughout add to the open space. The kitchen has white cabinets, newer floor, beautiful arched windows overlooking the front yard, a large pantry and stainless appliances. Off the kitchen is the Breakfast Room with large windows. (The Tiffany light does not stay and will be replaced). There are 2 bedrooms, one being the Owners' ensuite. Both bathrooms have been completely remodeled. The owner has cleverly made storage areas in and around the end of the carport. .. a drawer under the side door steps for storage, a small room currently being used as a gardening room and a closet for hanging yard tools. There is also a shed in the backyard. Recent improvements: Metal Roof (1 yr. ), Trex decking on front porch (1 yr. ), Furnace/AC (3 yrs. ), Washer & Dryer and Stainless Kitchen Appliances (3 yr. )! A MUST-SEE!!

17. 2022-08-22
    status Pending Sale 1192-char remark

    Show marketing remark (1192 chars)

    Looking for a move-in ready home NOW! Welcome to the newest listing in the Gypsum Mills Community. You will be welcomed by the manicured gardens and the huge front porch, complete with 3 sets of wicker furniture and 2 beautiful rugs that stay. When you walk through the front door, you will see the spacious living room and dining room area. The cathedral ceilings throughout add to the open space. The kitchen has white cabinets, newer floor, beautiful arched windows overlooking the front yard, a large pantry and stainless appliances. Off the kitchen is the Breakfast Room with large windows. (The Tiffany light does not stay and will be replaced). There are 2 bedrooms, one being the Owners' ensuite. Both bathrooms have been completely remodeled. The owner has cleverly made storage areas in and around the end of the carport. .. a drawer under the side door steps for storage, a small room currently being used as a gardening room and a closet for hanging yard tools. There is also a shed in the backyard. Recent improvements: Metal Roof (1 yr. ), Trex decking on front porch (1 yr. ), Furnace/AC (3 yrs. ), Washer & Dryer and Stainless Kitchen Appliances (3 yr. )! A MUST-SEE!!

18. 2022-08-20
    status Under Contract- Do Not Show 1192-char remark

    Show marketing remark (1192 chars)

    Looking for a move-in ready home NOW! Welcome to the newest listing in the Gypsum Mills Community. You will be welcomed by the manicured gardens and the huge front porch, complete with 3 sets of wicker furniture and 2 beautiful rugs that stay. When you walk through the front door, you will see the spacious living room and dining room area. The cathedral ceilings throughout add to the open space. The kitchen has white cabinets, newer floor, beautiful arched windows overlooking the front yard, a large pantry and stainless appliances. Off the kitchen is the Breakfast Room with large windows. (The Tiffany light does not stay and will be replaced). There are 2 bedrooms, one being the Owners' ensuite. Both bathrooms have been completely remodeled. The owner has cleverly made storage areas in and around the end of the carport. .. a drawer under the side door steps for storage, a small room currently being used as a gardening room and a closet for hanging yard tools. There is also a shed in the backyard. Recent improvements: Metal Roof (1 yr. ), Trex decking on front porch (1 yr. ), Furnace/AC (3 yrs. ), Washer & Dryer and Stainless Kitchen Appliances (3 yr. )! A MUST-SEE!!

19. 2022-08-15
    listed $139,900 Active 1192-char remark

    Show marketing remark (1192 chars)

    Looking for a move-in ready home NOW! Welcome to the newest listing in the Gypsum Mills Community. You will be welcomed by the manicured gardens and the huge front porch, complete with 3 sets of wicker furniture and 2 beautiful rugs that stay. When you walk through the front door, you will see the spacious living room and dining room area. The cathedral ceilings throughout add to the open space. The kitchen has white cabinets, newer floor, beautiful arched windows overlooking the front yard, a large pantry and stainless appliances. Off the kitchen is the Breakfast Room with large windows. (The Tiffany light does not stay and will be replaced). There are 2 bedrooms, one being the Owners' ensuite. Both bathrooms have been completely remodeled. The owner has cleverly made storage areas in and around the end of the carport. .. a drawer under the side door steps for storage, a small room currently being used as a gardening room and a closet for hanging yard tools. There is also a shed in the backyard. Recent improvements: Metal Roof (1 yr. ), Trex decking on front porch (1 yr. ), Furnace/AC (3 yrs. ), Washer & Dryer and Stainless Kitchen Appliances (3 yr. )! A MUST-SEE!!

20. 2019-07-26
    soldstatus $59,900 Closed Sale or Rented 676-char remark

    Show marketing remark (676 chars)

    Showings and Negotiations begin on 6/4/2019 at 9:00AM. A wonderful home located in Gypsum Mills. Numerous amenities are a part of this lifestyle including: Golf, Clubhouse with Kitchen and Exercise Room, a tennis court, and a Community Pool. The freshly painted double wide deck is a perfect three season escape or a terrific area for entertaining your guests. Two large bedrooms are featured with a master suite soaking tub and shower as well as cedar closets. The interior is freshly painted with all the convenience of first floor living. In addition, for unpleasant weather, this home includes a carport and covered side door entry ramp as well as an outdoor storage shed.

21. 2019-07-17
    status Pending Sale 676-char remark

    Show marketing remark (676 chars)

    Showings and Negotiations begin on 6/4/2019 at 9:00AM. A wonderful home located in Gypsum Mills. Numerous amenities are a part of this lifestyle including: Golf, Clubhouse with Kitchen and Exercise Room, a tennis court, and a Community Pool. The freshly painted double wide deck is a perfect three season escape or a terrific area for entertaining your guests. Two large bedrooms are featured with a master suite soaking tub and shower as well as cedar closets. The interior is freshly painted with all the convenience of first floor living. In addition, for unpleasant weather, this home includes a carport and covered side door entry ramp as well as an outdoor storage shed.

22. 2019-06-15
    status Under Contract- Do Not Show 676-char remark

    Show marketing remark (676 chars)

    Showings and Negotiations begin on 6/4/2019 at 9:00AM. A wonderful home located in Gypsum Mills. Numerous amenities are a part of this lifestyle including: Golf, Clubhouse with Kitchen and Exercise Room, a tennis court, and a Community Pool. The freshly painted double wide deck is a perfect three season escape or a terrific area for entertaining your guests. Two large bedrooms are featured with a master suite soaking tub and shower as well as cedar closets. The interior is freshly painted with all the convenience of first floor living. In addition, for unpleasant weather, this home includes a carport and covered side door entry ramp as well as an outdoor storage shed.

23. 2019-05-30
    listed $59,900 Active 676-char remark

    Show marketing remark (676 chars)

    Showings and Negotiations begin on 6/4/2019 at 9:00AM. A wonderful home located in Gypsum Mills. Numerous amenities are a part of this lifestyle including: Golf, Clubhouse with Kitchen and Exercise Room, a tennis court, and a Community Pool. The freshly painted double wide deck is a perfect three season escape or a terrific area for entertaining your guests. Two large bedrooms are featured with a master suite soaking tub and shower as well as cedar closets. The interior is freshly painted with all the convenience of first floor living. In addition, for unpleasant weather, this home includes a carport and covered side door entry ramp as well as an outdoor storage shed.

24. 2016-08-05
    soldstatus $51,700 Closed Sale or Rented
25. 2016-07-30
    status Pending Sale
26. 2016-07-08
    historical Under Contract- Do Not Show
27. 2016-04-22
    listed $54,900 Active
28. 2016-01-25
    price $59,900
29. 2015-11-02
    listed $59,900
30. 2015-09-24
    price $70,500
31. 2015-08-28
    price $73,000
32. 2015-07-17
    price $75,500
33. 2015-05-26
    price $77,000
34. 2015-04-23
    listed $70,500
35. 2015-04-06
    listed $79,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $25,066
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$4,797
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $5,234/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

+108.7% since first listed

21 events — show timeline

• 2026-05-27 Listed $164,900 UNYREIS
• 2022-08-26 Sold (MLS) $140,000 UNYREIS
• 2022-08-22 Pending — UNYREIS
• 2022-08-20 Pending — UNYREIS
• 2022-08-15 Listed $139,900 UNYREIS
• 2019-07-26 Sold (MLS) $59,900 UNYREIS
• 2019-07-17 Pending — UNYREIS
• 2019-06-15 Pending — UNYREIS
• 2019-05-30 Listed $59,900 UNYREIS
• 2016-08-05 Sold (MLS) $51,700 UNYREIS
• 2016-07-30 Pending — UNYREIS
• 2016-07-08 Contingent — UNYREIS
• 2016-04-22 Listed $54,900 UNYREIS
• 2016-01-25 Price Changed $59,900 WNYREIS
• 2015-11-02 Listed $59,900 UNYREIS
• 2015-09-24 Price Changed $70,500 WNYREIS
• 2015-08-28 Price Changed $73,000 WNYREIS
• 2015-07-17 Price Changed $75,500 WNYREIS
• 2015-05-26 Price Changed $77,000 WNYREIS
• 2015-04-23 Listed $70,500 UNYREIS
• 2015-04-06 Listed $79,000 UNYREIS