1310 Courtney Dr · Victor, NY 14564

$250,000

2 bd · 1.5 ba · 1,364 sqft · Townhouse public records · 7 Days on market

Built 1995 1,102 sqft lot $183/sqft · 7% below area Est $270k · 7% under $220/mo HOA · 10% of rent

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Why this score? — see what drove the D 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).

• ARV discount +10.8/15.0
• Cash flow +8.7/30.0
• Schools +5.2/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

Key facts

• Updated townhouse
• Cathedral ceilings
• Skylights

Tags

• UPDATED TOWNHOUSE
• EXPANSIVE LIVING ROOM
• CATHEDRAL CEILINGS
• SKYLIGHTS
• FULLY RENOVATED KITCHEN
• PREMIUM QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Association: TJMG Properties; Monthly association fee of $220; Association covers common area maintenance, common area insurance, insurance, structure maintenance, reserve fund, snow removal and trash

Exterior

• Parking: Assigned parking; Attached garage with garage door opener; Two parking spaces (1 garage space listed)
• Utilities: Public water (connected); Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Two-story property; Resale condition; City street frontage; Rectangular residential lot (29 x 38)
• Construction: Built previously (existing); Aluminum siding; Vinyl siding; Asphalt roof; Copper and PEX plumbing; Full basement with sump pump
• Exterior features: Deck; Open porch

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Disposal; Refrigerator; Kitchen island; Pantry; Quartz counters; Exhaust fan
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level
• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom included
• Heating & cooling: Gas forced-air heating; Central air conditioning; HVAC energy-efficient features
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Kitchen island; Living/dining room combination; Pantry; Quartz countertops; Sliding glass doors; Loft; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.4% below list).
• Recommended offer: $213k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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 leasing fast (median 3d on market — plan ~1-2 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 $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

• 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 $128k; list at $250k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $212,975 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 9.3

CMA / ARV

• ARV (median comp): $269,744
• List price: $250,000
• Delta: -7.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6312 Bentley Dr	0.04mi	3/1.5 (+1)	1,382 (+1%)	1mo	$230,000	$166	90
1322 Courtney Dr	0.05mi	3/1.5 (+1)	1,370 (+0%)	3mo	$281,000	$205	90
6316 Bentley Dr	0.05mi	2/1.5	1,440 (+6%)	4mo	$270,000	$188	85
1162 Hampton Dr	0.25mi	2/1.5	1,372 (+1%)	4mo	$236,000	$172	84
1170 Ridge Crest Dr	0.15mi	2/2.0	1,343 (-2%)	8mo	$218,000	$162	82
1128 Cunningham Dr	0.29mi	2/1.5	1,372 (+1%)	6mo	$200,000	$146	80
6275 Teasel St	0.12mi	3/2.0 (+1)	1,425 (+4%)	1mo	$315,000	$221	79
6273 Teasel St	0.12mi	3/2.5 (+1)	1,425 (+4%)	0mo	$275,000	$193	77
1155 Cunningham Dr	0.30mi	3/2.0 (+1)	1,360 (-0%)	4mo	$270,000	$199	75
1182 Cunningham Dr	0.34mi	3/1.5 (+1)	1,365 (+0%)	7mo	$220,500	$162	73
6438 Sterling Cir	0.49mi	2/1.5	1,300 (-5%)	0mo	$235,000	$181	69
1136 The Grv	0.42mi	2/1.5	1,160 (-15%)	2mo	$230,000	$198	54

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-53,671
• Equity at exit: $37,276

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-63,159
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$104
• HOA: −$220
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-210

Break-even live

Break-even rent $2,505

Max offer price $212,975

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• 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	23d	1	0.06mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,122	$1.67	3d	17	0.69mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,178	$2.03	3d	12	1.40mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: water

Listing history 10 events

1. 2026-05-06
   listed $250,000 Active 1507-char remark
2. 2018-01-04
   soldstatus $128,000
3. 2017-12-29
   soldstatus $128,000 Closed Sale or Rented 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

4. 2017-11-21
   status Pending Sale 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

5. 2017-10-11
   historical Continue to Show- Under Contract 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

6. 2017-09-18
   status Active 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

7. 2017-09-12
   status Under Contract- Do Not Show 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

8. 2017-09-01
   listed $133,900 Active 588-char remark

   Show marketing remark (588 chars)

   Deal died! Back on the market!! (Packing has begun, so please overlook any disruption that may cause!) Desirable location - backs up to woods! This lovely townhouse is a 10! Beautiful staircase leads to loft overlooking the front living space. Large 15' x 14' Trex deck (2009) through sliding glass doors off the formal dining room. Two skylights (2010) Newer windows through out & Van Guard glass block windows in basement (2012). First floor laundry. New H2O tank. Separate switches for ceiling fans and lights. Close to Thru-way, Rochester, Eastview Mall, Canandaigua and Victor.

9. 2007-11-01
   soldstatus $96,000
10. 1997-10-01
    soldstatus $85,113

ⓘ 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: $4,129 · $344/mo
• Projected year-2 tax: $4,177 · $348/mo
• Expected delta: +$48/yr (+$4/mo · 1.2%)

ⓘ 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: $26,881
• − Mortgage interest: −$14,004
• − Property taxes: −$4,129
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$2,640
• − Depreciation: −$7,273
• Taxable loss: −$6,715
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $-903/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

+193.7% since first listed

11 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-06 Listed $250,000 UNYREIS
• 2018-01-04 Sold (Public Records) $128,000 Public Records
• 2017-12-29 Sold (MLS) $128,000 UNYREIS
• 2017-11-21 Pending — UNYREIS
• 2017-10-11 Contingent — UNYREIS
• 2017-09-18 Relisted — UNYREIS
• 2017-09-12 Pending — UNYREIS
• 2017-09-01 Listed $133,900 UNYREIS
• 2007-11-01 Sold (Public Records) $96,000 Public Records
• 1997-10-01 Sold (Public Records) $85,113 Public Records

Property tax history

+18.0%/yr

Latest (2025): $4,129 · -0.6% YoY. Source: county tax records.