1753 Maplewood Dr · Canandaigua, NY 14425

$269,000

4 bd · 2.0 ba · 2,100 sqft · SingleFamily public records · 20 Days on market

Built 1976 9,583 sqft lot Est $361k · 26% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 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

—If you’ve been waiting for a home that actually lives well—not just looks good online—1753 Maplewood Drive is about to move to the top of your list. This 2,100 sq ft raised ranch in Farmington, located in the highly sought-after Canandaigua School District, delivers space where you want it, updates where you need them, and just enough personality to stand out. Upstairs, fresh paint, new carpet, and an easy-flow layout make everyday living effortless. The kitchen features new countertops, a center island, and all the right touches (yes—dishwasher and garbage disposal included). A sliding glass door right off the kitchen leads to the elevated deck, setting the s

Key facts

• Elevated deck
• New countertops
• Center island

Tags

• NEW COUNTERTOPS
• CENTER ISLAND
• ELEVATED DECK
• BUILT-IN ENTERTAINMENT CENTER
• CUSTOM DESK WORKSPACE
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Listing broker: Keller Williams Realty Gateway; Listing agent: Jennifer LaRoche
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Exterior

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• Home design: Single-family property at 1753 Maplewood Dr, Farmington, NY 14425
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Interior

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What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $265k (1.5% below list) — sets the bar for market timing.
• 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 37% 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 $8k 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

• It's been on market 20 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $76k; list at $269k implies a 254% gain — meaningful room to come down on a strong offer.

Recommended offer $264,965 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $361,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1753 Maplewood Dr	0.00mi	4/2.0	2,100 (0%)	1mo	$269,500	$128	100
1844 Saddle Horn Dr	0.27mi	3/2.5 (-1)	2,057 (-2%)	11mo	$352,000	$171	68
5838 Walnut Dr	0.14mi	4/1.5	1,820 (-13%)	6mo	$350,000	$192	64
1849 Saddle Horn Dr	0.26mi	4/3.5	2,316 (+10%)	3mo	$500,000	$216	62
6017 Palomino Ct	0.48mi	4/2.5	2,098 (-0%)	24mo	$360,000	$172	56
5788 Mountain Ash Dr	0.16mi	3/1.5 (-1)	1,902 (-9%)	18mo	$255,000	$134	55
1611 Wheatstone Dr	0.51mi	3/1.0 (-1)	2,000 (-5%)	10mo	$248,000	$124	51
1727 Ackerman Way	0.54mi	3/2.5 (-1)	2,323 (+11%)	8mo	$434,900	$187	44
6169 Jenbrooke Ct	0.56mi	4/2.5	2,281 (+9%)	22mo	$470,000	$206	39
1612 Wheatstone Dr	0.51mi	3/1.5 (-1)	1,800 (-14%)	8mo	$250,000	$139	39

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-24,746
• Equity at exit: $40,109

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,137
• Equity at exit: $23,258

Cash invested: $75,320 (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: $2,945 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$511 /mo · $6,127/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $293

Break-even live

Break-even rent $2,574

Max offer price $269,000

Occupancy floor 85%

Sensitivity live

Price	-10% $446	-5% $370	+0% $293	+5% $217	+10% $141
Rent	-10% $61	-5% $177	+0% $293	+5% $410	+10% $526
Rate	-1.0pp $429	-0.5pp $362	base $293	+0.5pp $224	+1.0pp $153

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.06mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	1.06mi

Listing history 7 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-14
   status Active
4. 2026-04-09
   historical Active Under Contract
5. 2026-04-01
   listed $269,000 Active
6. 1999-10-04
   soldstatus $76,000
7. 1999-04-21
   soldstatus $84,782

ⓘ 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: $6,127 · $511/mo
• Projected year-2 tax: $6,127 · $511/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,344
• − Mortgage interest: −$15,068
• − Property taxes: −$6,127
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − Depreciation: −$7,825
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $3,684/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

+217.3% since first listed

7 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-21 Contingent — UNYREIS
• 2026-04-14 Relisted — UNYREIS
• 2026-04-09 Contingent — UNYREIS
• 2026-04-01 Listed $269,000 UNYREIS
• 1999-10-04 Sold (Public Records) $76,000 Public Records
• 1999-04-21 Sold (Public Records) $84,782 Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,127 · +22.4% YoY. Source: county tax records.