6312 Bentley Dr · Victor, NY 14564

$254,900

3 bd · 1.5 ba · 1,382 sqft · Townhouse public records · 53 Days on market

Built 1998 1,113 sqft lot Est $258k · at est. $240/mo HOA · 10% of rent

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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).

• Cash flow +11.3/30.0
• ARV discount +8.1/15.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great space to call home! This exceptional townhouse in popular Victoria woods features a cathdraled 2 story liv rm, formal din rm & eat in oak kit! Bonus loft space - perfect for home office/sitting area, newer wood laminate flrs, updated light & bright interior, thermo windows, C/A & skylights! Plus your own deck area & nicely landscaped yard, cozy front porch, vinyl siding, new roof, garage & parking for 2 vehicles - fabulous!

Key facts

• Cathedral ceilings
• Spacious deck
• Full basement

Tags

• CATHEDRAL CEILINGS
• LOFT AREA
• SPACIOUS DECK
• FULL BASEMENT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed with number limit
• HOA & community: Association: TJMG Properties LLC; Association fee $240 monthly; Association fee includes common area maintenance, common area insurance, insurance, structure maintenance, reserve fund, snow removal, trash

Exterior

• Parking: Attached garage with 1 assigned space; Garage door opener; Two-space designation / assigned parking
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: 2 stories; Resale property; Asphalt roof; Vinyl siding; City street frontage; Rectangular residential lot (approx. 29 x 38)
• Construction: Vinyl siding construction; Asphalt roof; Full basement
• Exterior features: Deck; Open porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Includes loft (additional living space counted among rooms)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Cathedral ceilings; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Living/dining room; Sliding glass doors; Window treatments; Skylight(s); Drapes; Loft; Basement (full)
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (4.1% below list).
• Recommended offer: $238k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; list at $255k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $238,033 (6.6% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $258,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6312 Bentley Dr	0.00mi	3/1.5	1,382 (0%)	1mo	$230,000	$166	99
1322 Courtney Dr	0.05mi	3/1.5	1,370 (-1%)	3mo	$281,000	$205	94
6275 Teasel St	0.16mi	3/2.0	1,425 (+3%)	1mo	$315,000	$221	84
6316 Bentley Dr	0.01mi	2/1.5 (-1)	1,440 (+4%)	4mo	$270,000	$188	84
6273 Teasel St	0.17mi	3/2.5	1,425 (+3%)	1mo	$275,000	$193	83
6275 Mallard Pt	0.13mi	3/2.5	1,388 (+0%)	9mo	$260,000	$187	82
1162 Hampton Dr	0.22mi	2/1.5 (-1)	1,372 (-1%)	4mo	$236,000	$172	80
1155 Cunningham Dr	0.26mi	3/2.0	1,360 (-2%)	4mo	$270,000	$199	79
1182 Cunningham Dr	0.31mi	3/1.5	1,365 (-1%)	7mo	$220,500	$162	78
1128 Cunningham Dr	0.27mi	2/1.5 (-1)	1,372 (-1%)	6mo	$200,000	$146	76
1170 Ridge Crest Dr	0.14mi	2/2.0 (-1)	1,343 (-3%)	8mo	$218,000	$162	75
6438 Sterling Cir	0.45mi	2/1.5 (-1)	1,300 (-6%)	0mo	$235,000	$181	64

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-47,186
• Equity at exit: $38,006

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-48,106
• Equity at exit: $22,039

Cash invested: $71,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$106
• HOA: −$240
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-95

Break-even live

Break-even rent $2,566

Max offer price $238,033

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-23	+0% $-95	+5% $-168	+10% $-240
Rent	-10% $-289	-5% $-192	+0% $-95	+5% $1	+10% $98
Rate	-1.0pp $33	-0.5pp $-31	base $-95	+0.5pp $-162	+1.0pp $-229

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	25d	1	0.03mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	5d	17	0.70mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	5d	12	1.43mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-03-31
   price $254,900
4. 2026-03-17
   price $264,900
5. 2026-03-06
   listed $274,900 Active
6. 2010-09-01
   soldstatus $123,000 470-char remark

   Show marketing remark (470 chars)

   What a great space to call home! This exceptional townhouse in popular Victoria woods features a cathdraled 2 story liv rm, formal din rm & eat in oak kit! Bonus loft space - perfect for home office/sitting area, newer wood laminate flrs, updated light & bright interior, thermo windows, C/A & skylights! Plus your own deck area & nicely landscaped yard, cozy front porch, vinyl siding, new roof, garage & parking for 2 vehicles - fabulous!

7. 2010-08-31
   soldstatus $123,000
8. 2010-06-02
   listed $124,900 470-char remark

   Show marketing remark (470 chars)

   What a great space to call home! This exceptional townhouse in popular Victoria woods features a cathdraled 2 story liv rm, formal din rm & eat in oak kit! Bonus loft space - perfect for home office/sitting area, newer wood laminate flrs, updated light & bright interior, thermo windows, C/A & skylights! Plus your own deck area & nicely landscaped yard, cozy front porch, vinyl siding, new roof, garage & parking for 2 vehicles - fabulous!

9. 2003-10-10
   soldstatus $103,000
10. 2000-10-31
    soldstatus $88,750

ⓘ 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: $4,130 · $344/mo
• Projected year-2 tax: $4,219 · $352/mo
• Expected delta: +$89/yr (+$7/mo · 2.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $29,341
• − Mortgage interest: −$14,278
• − Property taxes: −$4,130
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$2,880
• − Depreciation: −$7,415
• Taxable loss: −$5,332
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $134/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: 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

+187.2% since first listed

10 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-14 Contingent — UNYREIS
• 2026-03-31 Price Changed $254,900 UNYREIS
• 2026-03-17 Price Changed $264,900 UNYREIS
• 2026-03-06 Listed $274,900 UNYREIS
• 2010-09-01 Sold (MLS) $123,000 UNYREIS
• 2010-08-31 Sold (Public Records) $123,000 Public Records
• 2010-06-02 Listed $124,900 UNYREIS
• 2003-10-10 Sold (Public Records) $103,000 Public Records
• 2000-10-31 Sold (Public Records) $88,750 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,130 · -0.7% YoY. Source: county tax records.