935 Ramada Dr · Victor, NY 14564

$169,500

3 bd · 2.0 ba · 1,728 sqft · Manufactured · 12 Days on market

Built 2005 Good condition Est $162k · at est. $32/mo HOA · 1% of rent

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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 +9.5/10.0
• ARV discount +5.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You DO NOT need to be 55+ for this purchase ~ Gypsum Mills largely 55+ community, where comfort, convenience, and connection come together beautifully. This close-knit neighborhood is known for its vibrant lifestyle, wonderful amenities, monthly events, and welcoming social atmosphere. Whether you are looking for a full-time residence or a seasonal retreat, this home offers the space, ease, and flexibility to enjoy your next chapter. Beautifully maintained spacious double-wide home offers 1,728 square feet of comfortable living with 3 bedrooms and 2 full baths. This beautifully maintained home features bright, comfortable gathering areas, a beautiful walk-in closet, and plenty of room for f

Key facts

• Hot water tank
• New furnace
• Walk-in closet

Tags

• NATURAL LIGHT
• WALK-IN CLOSET
• WHOLE-HOUSE GENERATOR
• NEW FURNACE
• CENTRAL AIR CONDITIONER
• HOT WATER TANK

Property features AI

Finance

• Financial info: Land lease: $945
• HOA & community: Monthly association fee; Association amenities: clubhouse, golf course, pool; Senior community

Exterior

• Parking: Carport; 1-car garage
• Utilities: Cable available; High-speed internet available; Electricity connected; Sewer connected; Public water available
• Home design: Single-story (1 story); Double wide mobile home; Pine Grove Homes model; Resale property; Flat roof; Vinyl siding
• Construction: Vinyl siding construction; Flat roof; Double wide mobile home; Existing (previously built)
• Exterior features: Blacktop driveway; Open porch; Shed(s)/storage; On golf course; Irregular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms on the main level; Bedroom on main level
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Solid surface counters; Skylights; Window treatments; Accessible bedroom; Accessible entrance; Drapes
• Laundry & utility: Washer; Dryer; Main-level laundry; Gas water heater; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 11.5% 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: employment A+, housing A+, health & safety 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.
• Zoned schools: Victor Primary School (math 46% / reading 60%, grade C, #983 of 2,108 statewide, top 47%, 711 students, 25% FRL); Victor Intermediate School (math 40% / reading 58%, grade C-, #294 of 729 statewide, top 41%, 919 students, 26% FRL); Victor Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,320 students, 26% FRL).
• Market conditions: 109 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 Lambert St #535	0.07mi	3/2.0	1,760 (+2%)	1mo	$205,000	$116	93
6289 Lambert St	0.13mi	3/2.0	1,682 (-3%)	2mo	$180,000	$107	88
999 Volkman Dr	0.12mi	3/2.0	1,782 (+3%)	2mo	$160,000	$90	88
971 Gypsum Mills St #441	0.26mi	3/2.0	1,720 (-0%)	2mo	$128,500	$75	85
6382 Roberts Dr	0.26mi	3/2.0	1,680 (-3%)	2mo	$165,000	$98	81
1015 Volkman Dr	0.21mi	3/2.0	1,848 (+7%)	1mo	$196,000	$106	78
6393 Kims Dr Unit B144C	0.37mi	3/2.0	1,620 (-6%)	1mo	$109,040	$67	72
6397 Lambert St Unit B085	0.43mi	3/2.0	1,568 (-9%)	1mo	$115,000	$73	64
6381 Kims Drive B150	0.36mi	3/2.0	1,508 (-13%)	1mo	$128,000	$85	61
6415 Murphy Dr	0.57mi	3/2.0	1,560 (-10%)	0mo	$149,000	$96	57
6366 Murphy Dr	0.31mi	3/2.0	1,474 (-15%)	6mo	$130,000	$88	56
6344 Kims Dr	0.57mi	3/2.0	1,568 (-9%)	3mo	$147,000	$94	55

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $19,458
• Equity at exit: $25,273

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $77,523
• Equity at exit: $14,655

Cash invested: $47,460 (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: 109
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$32
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $736

Break-even live

Break-even rent $1,523

Max offer price $169,500

Occupancy floor 65%

Sensitivity live

Price	-10% $853	-5% $794	+0% $736	+5% $677	+10% $619
Rent	-10% $542	-5% $639	+0% $736	+5% $833	+10% $930
Rate	-1.0pp $821	-0.5pp $779	base $736	+0.5pp $692	+1.0pp $647

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: $42,375
• Closing costs: $5,085
• 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	0.51mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	25d	1	1.14mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 9 events

1. 2026-06-22
   days on market $169,500 Active 12 DOM
2. 2026-06-18
   days on market $169,500 Active 9 DOM
3. 2026-06-17
   days on market $169,500 Active 8 DOM
4. 2026-06-16
   days on market $169,500 Active 7 DOM
5. 2026-06-15
   price $169,500 Active 6 DOM
6. 2026-06-15
   days on market $185,900 Active 6 DOM
7. 2026-06-13
   days on market $185,900 Active 4 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $185,900 Active 1 DOM

ⓘ 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: $29,457
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$384
• − Depreciation: −$4,931
• Taxable income: $6,544
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $7,260/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 80/100 Cosmetic rehab

This well-maintained mobile home in a desirable community offers a good condition with minimal repairs needed. Upgrades in appearance and functionality would significantly increase 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 New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New windows and doors — Enhances energy efficiency and curb appeal

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 New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ 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

1 event — show timeline

• 2026-06-09 Listed $185,900 UNYREIS