5509 County Road 36 · Honeoye, NY 14471

$450,000

3 bd · 2.0 ba · 2,372 sqft · SingleFamily public records · 16 Days on market

Built 1985 3.00 ac lot $190/sqft · 43% below area Est $796k · 43% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

3 acres comes with this contemporary home, lake access, water view, oversized detached garage. Living room has vaulted ceilings and opens to screened porch with hot tub. Open kitchen, dining, family room area opens to full deck with lake views. Town water is being run at road for future hook up. 2nd floor master bedroom with full bath and deck over looking lake.

Key facts

• Fully fenced acres
• First floor living
• Stunning kitchen

Tags

• FULLY FENCED ACRES
• FIRST FLOOR LIVING
• TASTEFULLY RENOVATED BATHROOM
• STUNNING KITCHEN
• ALL WOOD CABINETRY
• HARD SURFACE COUNTERTOPS

Property features AI

Finance

• Other: Lot approximately 3 acres (dimensions 414 x 376)

Exterior

• Parking: Detached heated garage with electricity; 2 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Composite siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Propane tank (leased); Beach access; Lake frontage on Honeoye Lake; 25 ft. lake frontage; Irregular lot

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Dishwasher; Microwave; Refrigerator; Kitchen island; Walk-in pantry; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 2 full bathrooms total; 1 main-level bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Kitchen island; Solid surface counters; Walk-in pantry; Programmable thermostat; Sunroom/Florida room
• Laundry & utility: Main-level laundry; Washer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (72.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (70.2% below list).
• Recommended offer: $122k (72.8% below list) — sets the bar for cash-flow.
• Cap rate 1.3% vs local median 0.8% in Honeoye — 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 63/100 on livability (#790 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+, cost of living B+; Watch: crime F, amenities F, commute F.
• Honeoye Central School District (rural): math 43% / reading 63% proficiency, ranked #327 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $155k; list at $450k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $122,429 (72.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.30% ✗
• Cap rate: 1.35%
• Cash-on-cash: -17.66%
• DSCR: 0.21
• GRM: 27.9

CMA / ARV

• ARV (median comp): $795,563
• List price: $450,000
• Delta: -43.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Sunset Dr	0.68mi	4/2.5 (+1)	2,257 (-5%)	11mo	$999,999	$443	44
5308 Alpine Dr	0.71mi	3/2.0	2,136 (-10%)	8mo	$300,000	$140	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 2.01×
• Total profit: $126,881
• Equity at exit: $405,396

10-year hold

• IRR: 12.7%
• Equity multiple: 4.70×
• Total profit: $466,320
• Equity at exit: $874,251

Cash invested: $126,000 (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 14471

• Home prices YoY: 8.0%
• Active inventory: 27
• Price-to-rent: 27.9×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-1,854

Break-even live

Break-even rent $3,690

Max offer price $122,429

Occupancy floor —

Sensitivity live

Price	-10% $-1,600	-5% $-1,727	+0% $-1,854	+5% $-1,982	+10% $-2,109
Rent	-10% $-1,960	-5% $-1,907	+0% $-1,854	+5% $-1,801	+10% $-1,748
Rate	-1.0pp $-1,628	-0.5pp $-1,740	base $-1,854	+0.5pp $-1,971	+1.0pp $-2,090

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-11
   listed $450,000 Active 1459-char remark
2. 2019-07-02
   soldstatus $155,000 Closed Sale or Rented 364-char remark

   Show marketing remark (364 chars)

   3 acres comes with this contemporary home, lake access, water view, oversized detached garage. Living room has vaulted ceilings and opens to screened porch with hot tub. Open kitchen, dining, family room area opens to full deck with lake views. Town water is being run at road for future hook up. 2nd floor master bedroom with full bath and deck over looking lake.

3. 2019-05-22
   status Pending Sale 364-char remark

   Show marketing remark (364 chars)

   3 acres comes with this contemporary home, lake access, water view, oversized detached garage. Living room has vaulted ceilings and opens to screened porch with hot tub. Open kitchen, dining, family room area opens to full deck with lake views. Town water is being run at road for future hook up. 2nd floor master bedroom with full bath and deck over looking lake.

4. 2019-04-08
   price $189,900 364-char remark

   Show marketing remark (364 chars)

   3 acres comes with this contemporary home, lake access, water view, oversized detached garage. Living room has vaulted ceilings and opens to screened porch with hot tub. Open kitchen, dining, family room area opens to full deck with lake views. Town water is being run at road for future hook up. 2nd floor master bedroom with full bath and deck over looking lake.

5. 2019-03-23
   listed $198,500 Active 364-char remark

   Show marketing remark (364 chars)

   3 acres comes with this contemporary home, lake access, water view, oversized detached garage. Living room has vaulted ceilings and opens to screened porch with hot tub. Open kitchen, dining, family room area opens to full deck with lake views. Town water is being run at road for future hook up. 2nd floor master bedroom with full bath and deck over looking lake.

6. 2016-01-31
   historical
7. 2015-11-13
   price $199,900
8. 2015-11-09
   price $209,900
9. 2015-08-27
   listed $225,000 Active
10. 2015-07-31
    historical
11. 2015-05-13
    listed $215,000 Active
12. 2014-02-26
    listed $229,900
13. 2013-06-19
    listed $229,000
14. 2004-09-27
    soldstatus $145,000
15. 1999-04-09
    soldstatus $122,000

ⓘ 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: $4,416 · $368/mo
• Projected year-2 tax: $6,011 · $501/mo
• Expected delta: +$1,594/yr (+$133/mo · 36.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $16,117
• − Mortgage interest: −$25,207
• − Property taxes: −$4,416
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$13,091
• Taxable loss: −$31,426
• Est. tax savings @ 24.0%: +$7,542
• After-tax cash flow: $-14,710/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: Honeoye Central School District
• NCES district ID: 3614670
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 63% ▲ 19.00%
• Median HH income: $58,638
• Composite: 46.02/100
• National rank: #2531
• State rank: #327 of 590 in NY

Livability — Honeoye

• Score: 63/100
• State rank: #790
• US rank: #15128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,792

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 (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 3% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▲ 25.94%
• Current HPI: 350.2695
• Rent YoY: —
• Metro: —
• 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

+268.9% since first listed

16 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-11 Listed $450,000 UNYREIS
• 2019-07-02 Sold (MLS) $155,000 UNYREIS
• 2019-05-22 Pending — UNYREIS
• 2019-04-08 Price Changed $189,900 UNYREIS
• 2019-03-23 Listed $198,500 UNYREIS
• 2016-01-31 Listing Removed — UNYREIS
• 2015-11-13 Price Changed $199,900 UNYREIS
• 2015-11-09 Price Changed $209,900 UNYREIS
• 2015-08-27 Listed $225,000 UNYREIS
• 2015-07-31 Listing Removed — UNYREIS
• 2015-05-13 Listed $215,000 UNYREIS
• 2014-02-26 Listed $229,900 UNYREIS
• 2013-06-19 Listed $229,000 UNYREIS
• 2004-09-27 Sold (Public Records) $145,000 Public Records
• 1999-04-09 Sold (Public Records) $122,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $4,416 · +4.6% YoY. Source: county tax records.