6349 Roberts Dr · Victor, NY 14564

$174,900

3 bd · 2.0 ba · 1,688 sqft · Manufactured · 18 Days on market

Built 2004 Good condition 436 sqft lot $104/sqft · 7% above area Est $163k · 7% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +5.2/10.0
• ARV discount +4.3/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1S DELAYED SHOWING START MAY 8TH OFFERS DUE MAY 18TH. STUNNING CONTEMPORARY HOME LOADED WITH UPGRADES! GORGEOUS KITCHEN WITH BRICK ACCENTS. ISLAND WITH BARSTOOLS, FRONT PORCH TO SIT AND WATCH THE WORLD GO BY. CENTRAL AIR. FREE 9 HOLE GOLF COURSE, INGROUND POOL, COMMUNITY CENTER. UPDATED KITCHEN APPLIANCES-2017. A/C-2023. WASHER AND DRYER-2017. WATER HEATER-2010. HEATED FLOOR IN MAIN BEDROOM. UPGRADED SLIDING GLASS DOOR. BARSTOOLS, TABLE AND CHAIRS REMAIN.

Key facts

• Community center
• Gorgeous kitchen
• Front porch

Tags

• GORGEOUS KITCHEN
• ISLAND WITH BARSTOOLS
• FRONT PORCH
• CENTRAL AIR
• INGROUND POOL
• COMMUNITY CENTER

Property features AI

Finance

• Financial info: Monthly land lease: $695
• HOA & community: Community pool; Clubhouse; Golf course access; Tennis courts; Basketball court; Playground; Storage (community); Trails/paths

Exterior

• Parking: Attached garage with garage door opener; Driveway parking; 2 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Double-wide mobile home; Existing (resale) property; Architectural shingle roof
• Construction: Vinyl siding; Attic/crawl hatchway insulation; PEX plumbing; Shingle/architectural roof; Crawl space foundation; Originally built as existing structure
• Exterior features: Covered porch; Blacktop driveway; Yard shed/storage; On golf course; Near public transit; Rectangular lot

Interior

• Kitchen: Free-standing range; Oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fans; Cathedral ceilings; Separate/formal living room; Separate/formal dining room; Eat-in kitchen; Country-style kitchen; Living/dining room combination; Skylights; Bath in primary bedroom; Thermal windows; No steps (accessible); Crawl space basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Accessible utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,276 (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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $163,175
• List price: $174,900
• Delta: 7.19%
• 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
6289 Lambert St	0.17mi	3/2.0	1,682 (-0%)	2mo	$180,000	$107	90
6300 Lambert St #535	0.09mi	3/2.0	1,760 (+4%)	1mo	$205,000	$116	87
6382 Roberts Dr	0.22mi	3/2.0	1,680 (-0%)	2mo	$165,000	$98	87
999 Volkman Dr	0.07mi	3/2.0	1,782 (+6%)	2mo	$160,000	$90	86
971 Gypsum Mills St #441	0.21mi	3/2.0	1,720 (+2%)	2mo	$128,500	$75	85
6393 Kims Dr Unit B144C	0.33mi	3/2.0	1,620 (-4%)	1mo	$109,040	$67	77
1015 Volkman Dr	0.17mi	3/2.0	1,848 (+10%)	1mo	$196,000	$106	75
6397 Lambert St Unit B085	0.39mi	3/2.0	1,568 (-7%)	1mo	$115,000	$73	69
6381 Kims Drive B150	0.32mi	3/2.0	1,508 (-11%)	1mo	$128,000	$85	66
6415 Murphy Dr	0.53mi	3/2.0	1,560 (-8%)	0mo	$149,000	$96	63
6366 Murphy Dr	0.28mi	3/2.0	1,474 (-13%)	5mo	$130,000	$88	62
6344 Kims Dr	0.53mi	3/2.0	1,568 (-7%)	3mo	$147,000	$94	61

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $18,232
• Equity at exit: $26,078

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $75,949
• Equity at exit: $15,122

Cash invested: $48,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $731

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 65%

Sensitivity live

Price	-10% $852	-5% $791	+0% $731	+5% $670	+10% $610
Rent	-10% $537	-5% $634	+0% $731	+5% $828	+10% $925
Rate	-1.0pp $819	-0.5pp $775	base $731	+0.5pp $685	+1.0pp $639

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: $43,725
• Closing costs: $5,247
• 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	$2,375	$1.87	4d	17	0.53mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	1.14mi

Listing history 1 events

1. 2026-05-01
   listed $174,900 Active 464-char remark

ⓘ 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: $29,459
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$5,088
• Taxable income: $6,362
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $7,241/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This contemporary manufactured home is in good condition with recent upgrades and a well-maintained exterior. Minor updates to the exterior and landscaping would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace sliding glass door — Improves functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace sliding glass door — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-01 Listed $174,900 UNYREIS