126 Phoenix St · Canandaigua, NY 14424

$219,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 12 Days on market

Built 1910 0.34 ac lot Est $229k · at est.

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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 +22.1/30.0
• ARV discount +9.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great City location. Near Park and within walking distance to downtown. House has good mechanics, furnace, central air, new plumbing and electrical service. Interior needs rehab, but house is vinyl sided with newer windows. Extra deep yard. This house is a good "fixer upper"!

Key facts

• Enclosed back porch
• New kitchen cabinets
• Newer vinyl flooring

Tags

• NEW KITCHEN CABINETS
• NEWER LAMINATE FLOORING
• NEWER VINYL FLOORING
• ENCLOSED BACK PORCH
• POTENTIAL OFFICE AREA
• 2ND FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.2% 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: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($80k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $38k; list at $220k implies a 479% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1910 — 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: 1.05% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $229,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Phoenix St	0.02mi	3/1.0	1,416 (-7%)	9mo	$212,000	$150	75
227 Ontario Street Ext	0.28mi	3/2.0	1,472 (-4%)	9mo	$250,000	$170	74
103 Niagara St	0.10mi	3/2.0	1,731 (+13%)	16mo	$90,000	$52	60
87 Phoenix	0.09mi	4/1.0 (+1)	1,624 (+6%)	22mo	$92,900	$57	58
261 Gibson St	0.46mi	3/2.5	1,704 (+12%)	2mo	$342,500	$201	56
365 Gibson St	0.67mi	3/1.0	1,507 (-1%)	11mo	$280,000	$186	54
106 Hubbell St	0.45mi	3/1.5	1,596 (+4%)	23mo	$305,000	$191	50
291 Mason St	0.63mi	3/1.5	1,558 (+2%)	20mo	$135,000	$87	49
2550 East St	0.65mi	2/1.5 (-1)	1,404 (-8%)	17mo	$185,000	$132	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-814
• Equity at exit: $32,788

10-year hold

• IRR: 13.9%
• Equity multiple: 2.36×
• Total profit: $83,902
• Equity at exit: $19,013

Cash invested: $61,572 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $355

Break-even live

Break-even rent $1,856

Max offer price $219,900

Occupancy floor 80%

Sensitivity live

Price	-10% $480	-5% $418	+0% $355	+5% $293	+10% $231
Rent	-10% $173	-5% $264	+0% $355	+5% $446	+10% $537
Rate	-1.0pp $466	-0.5pp $411	base $355	+0.5pp $298	+1.0pp $240

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Jefferson Ave Canandaigua, NY	2.0	1.0	2121	$1,600	$0.75	3d	1	0.16mi
450 S Main St Canandaigua, NY	3.0	2.5	2060	$3,000	$1.46	45d	1	0.50mi
292 Mason St Canandaigua, NY	3.0	1.5	1225	$1,800	$1.47	3d	1	0.63mi
79 Granger St Canandaigua, NY	4.0	1.5	1740	$2,700	$1.55	44d	1	0.81mi
9000 Hammocks Dr Unit 2403 Canandaigua, NY	2.0	2.0	1398	$2,281	$1.63	44d	1	1.25mi
9000 Hammocks Dr Unit 3102 Canandaigua, NY	3.0	2.0	1356	$2,314	$1.71	44d	1	1.25mi

Listing history 5 events

1. 2026-04-06
   status Pending
2. 2026-03-24
   listed $219,900 Active
3. 2013-03-05
   soldstatus $38,000 286-char remark

   Show marketing remark (286 chars)

   Great City location. Near Park and within walking distance to downtown. House has good mechanics, furnace, central air, new plumbing and electrical service. Interior needs rehab, but house is vinyl sided with newer windows. Extra deep yard. This house is a good "fixer upper"!

4. 2013-03-04
   soldstatus $38,000
5. 2012-05-24
   listed $46,900 286-char remark

   Show marketing remark (286 chars)

   Great City location. Near Park and within walking distance to downtown. House has good mechanics, furnace, central air, new plumbing and electrical service. Interior needs rehab, but house is vinyl sided with newer windows. Extra deep yard. This house is a good "fixer upper"!

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $3,187 · $266/mo
• Expected delta: +$529/yr (+$44/mo · 19.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $27,670
• − Mortgage interest: −$12,318
• − Property taxes: −$2,657
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$6,397
• Taxable income: $771
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $4,079/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

• Census place: Canandaigua, NY
• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 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: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• 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

+368.9% since first listed

5 events — show timeline

• 2026-04-06 Pending — UNYREIS
• 2026-03-24 Listed $219,900 UNYREIS
• 2013-03-05 Sold (MLS) $38,000 UNYREIS
• 2013-03-04 Sold (Public Records) $38,000 Public Records
• 2012-05-24 Listed $46,900 UNYREIS

Property tax history

+3.9%/yr

Latest (2025): $2,657 · -1.9% YoY. Source: county tax records.