5555 Purdy Road(lot #70) · Canandaigua, NY 14424

$64,900

3 bd · 2.0 ba · 1,224 sqft · SingleFamily · 30 Days on market

Built 2010 4,356 sqft lot ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Stunning vinyl clad manufactured ranch loaded with upgrades and charm. This lovely home offers a desirable honey oak kitchen with breakfast bar and all appliances. A first floor laundry with washer and dryer and with side entry can be used as a mudroom during inclement weather. The home offers a gas fireplace (new starter and remote), a master suite with full bath and spacious closet, a dinette area and two spacious bedrooms and another full bath. Vinyl clad thermopane windows, a spacious cement patio area and vinyl clad shed. The home to to left is being removed to make room for a new home in the near future. Due to current resident medical status there will be delayed showings until December 3rd and delayed negotiation until December 5th.

Key facts

• 4,356 sq ft lot
• Parking
• Built 2010

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.4% 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; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 8 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 $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $63,926 (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 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?
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: 3.20% ✓
• Cap rate: 28.38%
• Cash-on-cash: 78.88%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $317,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5531 Cdga-farm Tl Rd	0.69mi	3/2.0	1,158 (-5%)	23mo	$300,000	$259	40

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: 84.6%
• Equity multiple: 5.21×
• Total profit: $76,581
• Equity at exit: $9,677

10-year hold

• IRR: 89.0%
• Equity multiple: 12.82×
• Total profit: $214,797
• Equity at exit: $5,611

Cash invested: $18,172 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $1,194

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 38%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-04-25
   status Pending
2. 2026-03-26
   listed $64,900 Active
3. 2021-02-05
   soldstatus $55,000 Closed Sale or Rented 750-char remark

   Show marketing remark (750 chars)

   Stunning vinyl clad manufactured ranch loaded with upgrades and charm. This lovely home offers a desirable honey oak kitchen with breakfast bar and all appliances. A first floor laundry with washer and dryer and with side entry can be used as a mudroom during inclement weather. The home offers a gas fireplace (new starter and remote), a master suite with full bath and spacious closet, a dinette area and two spacious bedrooms and another full bath. Vinyl clad thermopane windows, a spacious cement patio area and vinyl clad shed. The home to to left is being removed to make room for a new home in the near future. Due to current resident medical status there will be delayed showings until December 3rd and delayed negotiation until December 5th.

4. 2021-02-02
   status Pending Sale 750-char remark

   Show marketing remark (750 chars)

   Stunning vinyl clad manufactured ranch loaded with upgrades and charm. This lovely home offers a desirable honey oak kitchen with breakfast bar and all appliances. A first floor laundry with washer and dryer and with side entry can be used as a mudroom during inclement weather. The home offers a gas fireplace (new starter and remote), a master suite with full bath and spacious closet, a dinette area and two spacious bedrooms and another full bath. Vinyl clad thermopane windows, a spacious cement patio area and vinyl clad shed. The home to to left is being removed to make room for a new home in the near future. Due to current resident medical status there will be delayed showings until December 3rd and delayed negotiation until December 5th.

5. 2020-12-31
   historical Continue to Show- Under Contract 750-char remark

   Show marketing remark (750 chars)

   Stunning vinyl clad manufactured ranch loaded with upgrades and charm. This lovely home offers a desirable honey oak kitchen with breakfast bar and all appliances. A first floor laundry with washer and dryer and with side entry can be used as a mudroom during inclement weather. The home offers a gas fireplace (new starter and remote), a master suite with full bath and spacious closet, a dinette area and two spacious bedrooms and another full bath. Vinyl clad thermopane windows, a spacious cement patio area and vinyl clad shed. The home to to left is being removed to make room for a new home in the near future. Due to current resident medical status there will be delayed showings until December 3rd and delayed negotiation until December 5th.

6. 2020-11-19
   listed $58,800 Active 750-char remark

   Show marketing remark (750 chars)

   Stunning vinyl clad manufactured ranch loaded with upgrades and charm. This lovely home offers a desirable honey oak kitchen with breakfast bar and all appliances. A first floor laundry with washer and dryer and with side entry can be used as a mudroom during inclement weather. The home offers a gas fireplace (new starter and remote), a master suite with full bath and spacious closet, a dinette area and two spacious bedrooms and another full bath. Vinyl clad thermopane windows, a spacious cement patio area and vinyl clad shed. The home to to left is being removed to make room for a new home in the near future. Due to current resident medical status there will be delayed showings until December 3rd and delayed negotiation until December 5th.

7. 2020-01-30
   historical
8. 2019-12-26
   status Active
9. 2019-12-24
   historical
10. 2019-12-20
    listed $54,800 Active
11. 2016-10-24
    soldstatus $42,500 Closed Sale or Rented
12. 2016-08-29
    historical Under Contract- Do Not Show
13. 2016-08-03
    price $45,900
14. 2016-07-01
    price $49,900
15. 2016-06-20
    price $51,900
16. 2016-05-28
    listed $53,900 Active
17. 2016-05-24
    historical
18. 2015-12-26
    price $54,900
19. 2015-09-02
    listed $55,900 Active
20. 2015-08-31
    historical
21. 2015-08-03
    price $55,900
22. 2015-07-21
    price $57,400
23. 2015-06-22
    price $58,900
24. 2015-05-13
    listed $59,900 Active
25. 2013-08-02
    listed $67,500

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,957
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$1,888
• Taxable income: $14,142
• Est. tax owed @ 24.0%: −$3,394
• After-tax cash flow: $10,939/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

• 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

-3.9% since first listed

25 events — show timeline

• 2026-04-25 Pending — UNYREIS
• 2026-03-26 Listed $64,900 UNYREIS
• 2021-02-05 Sold (MLS) $55,000 UNYREIS
• 2021-02-02 Pending — UNYREIS
• 2020-12-31 Contingent — UNYREIS
• 2020-11-19 Listed $58,800 UNYREIS
• 2020-01-30 Listing Removed — UNYREIS
• 2019-12-26 Relisted — UNYREIS
• 2019-12-24 Listing Removed — UNYREIS
• 2019-12-20 Listed $54,800 UNYREIS
• 2016-10-24 Sold (MLS) $42,500 UNYREIS
• 2016-08-29 Contingent — UNYREIS
• 2016-08-03 Price Changed $45,900 UNYREIS
• 2016-07-01 Price Changed $49,900 UNYREIS
• 2016-06-20 Price Changed $51,900 UNYREIS
• 2016-05-28 Listed $53,900 UNYREIS
• 2016-05-24 Listing Removed — UNYREIS
• 2015-12-26 Price Changed $54,900 UNYREIS
• 2015-09-02 Listed $55,900 UNYREIS
• 2015-08-31 Listing Removed — UNYREIS
• 2015-08-03 Price Changed $55,900 UNYREIS
• 2015-07-21 Price Changed $57,400 UNYREIS
• 2015-06-22 Price Changed $58,900 UNYREIS
• 2015-05-13 Listed $59,900 UNYREIS
• 2013-08-02 Listed $67,500 UNYREIS