1013 Cunningham Dr · Victor, NY 14564

$219,900

2 bd · 1.5 ba · 1,372 sqft · Townhouse public records · 8 Days on market

Built 1985 1,140 sqft lot $160/sqft · at area comps Est $230k · at est. $250/mo HOA · 11% 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 +10.4/30.0
• ARV discount +9.5/15.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to purchase this beautiful end unit! Spacious outdoor common area for family play and entertaining. Just minutes from the village of Victor and a short drive to Canandaigua. Lofty cathedral ceilings welcome you as you enter from the front door. Natural light from the two skylights will keep the main area filled with sunlight. Warm up on a cold night next to the wood burning fireplace in the living room or on a hot summer night relax on your private deck or lower patio. Enjoy cooking in this gorgeous kitchen with new Quartz counters (2019). Upstairs you will find the full bathroom ( remodeled 2014 with Swanstone tub) and two generously sized bedrooms. Primary bedroom has huge walk-in closet with plenty of space for all of your belongings as well as sitting area. Bonus living space in the partially finished basement (with walk-out door) adds an additional space for entertaining. Central air, thermal windows throughout (2012), attached garage (electric garage door 2019) with house entry, over flow parking for guests and low HOA fees.

Key facts

• Quartz countertops
• End-unit townhome
• Dual skylights

Tags

• END-UNIT TOWNHOME
• DUAL SKYLIGHTS
• WOOD-BURNING FIREPLACE
• QUARTZ COUNTERTOPS
• MASSIVE WALK-IN CLOSET
• DEDICATED SITTING AREA

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association: Realty Performance Group; Association fee $250 monthly; Association fee covers common area maintenance, common area insurance, insurance, maintenance structure, reserve fund, snow removal, and trash

Exterior

• Parking: Attached garage with 1 space; Open parking with garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: 2 stories; Existing construction; Property attached
• Construction: Block, frame, and concrete construction; Copper and PEX plumbing; Asphalt roof; Full basement, partially finished with walk-out access
• Exterior features: Balcony; Deck; Patio; Porch; Partial fencing; Irregular lot; Private road frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Breakfast bar; Eat-in kitchen; Pantry; Quartz counters
• Bedrooms: Total rooms: 5; Includes laundry and storage room
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Cathedral ceiling(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Pantry; Quartz counters; Sliding glass door(s); Storage; Skylights; Window treatments; Drapes; Skylight(s); Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (0.6% below list).
• Recommended offer: $199k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 at typical pace (median 25d on market — plan ~3-4 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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $175k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $199,004 (9.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 8.4

CMA / ARV

• ARV (median comp): $229,966
• List price: $219,900
• Delta: -4.38%
• 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
1162 Hampton Dr	0.03mi	2/1.5	1,372 (0%)	4mo	$236,000	$172	95
1128 Cunningham Dr	0.11mi	2/1.5	1,372 (0%)	6mo	$200,000	$146	90
1155 Cunningham Dr	0.07mi	3/2.0 (+1)	1,360 (-1%)	4mo	$270,000	$199	85
6312 Bentley Dr	0.20mi	3/1.5 (+1)	1,382 (+1%)	1mo	$230,000	$166	84
1182 Cunningham Dr	0.11mi	3/1.5 (+1)	1,365 (-0%)	7mo	$220,500	$162	83
1170 Ridge Crest Dr	0.11mi	2/2.0	1,343 (-2%)	8mo	$218,000	$162	82
1322 Courtney Dr	0.25mi	3/1.5 (+1)	1,370 (-0%)	3mo	$281,000	$205	81
6316 Bentley Dr	0.19mi	2/1.5	1,440 (+5%)	4mo	$270,000	$188	80
6438 Sterling Cir	0.26mi	2/1.5	1,300 (-5%)	0mo	$235,000	$181	79
6275 Teasel St	0.32mi	3/2.0 (+1)	1,425 (+4%)	1mo	$315,000	$221	71
6273 Teasel St	0.32mi	3/2.5 (+1)	1,425 (+4%)	1mo	$275,000	$193	69
6275 Mallard Pt	0.30mi	3/2.5 (+1)	1,388 (+1%)	9mo	$260,000	$187	67

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-42,934
• Equity at exit: $32,788

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-46,140
• 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 14564

• Home prices YoY: -12.8%
• Active inventory: 109
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$351 /mo · $4,209/yr
• Insurance: −$92
• HOA: −$250
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-118

Break-even live

Break-even rent $2,336

Max offer price $199,004

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-56	+0% $-118	+5% $-181	+10% $-243
Rent	-10% $-291	-5% $-205	+0% $-118	+5% $-32	+10% $54
Rate	-1.0pp $-8	-0.5pp $-62	base $-118	+0.5pp $-175	+1.0pp $-233

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 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	0.18mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,122	$1.67	4d	17	0.69mi
198 E Main St Unit 200 Victor, NY	2.0	1.0	1160	$1,525	$1.31	45d	1	1.49mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: electric

Listing history 6 events

1. 2026-05-15
   listed $219,900 Active 2065-char remark
2. 2021-11-23
   soldstatus $175,000
3. 2021-11-17
   soldstatus $175,000 Closed Sale or Rented 1063-char remark

   Show marketing remark (1063 chars)

   Rare opportunity to purchase this beautiful end unit! Spacious outdoor common area for family play and entertaining. Just minutes from the village of Victor and a short drive to Canandaigua. Lofty cathedral ceilings welcome you as you enter from the front door. Natural light from the two skylights will keep the main area filled with sunlight. Warm up on a cold night next to the wood burning fireplace in the living room or on a hot summer night relax on your private deck or lower patio. Enjoy cooking in this gorgeous kitchen with new Quartz counters (2019). Upstairs you will find the full bathroom ( remodeled 2014 with Swanstone tub) and two generously sized bedrooms. Primary bedroom has huge walk-in closet with plenty of space for all of your belongings as well as sitting area. Bonus living space in the partially finished basement (with walk-out door) adds an additional space for entertaining. Central air, thermal windows throughout (2012), attached garage (electric garage door 2019) with house entry, over flow parking for guests and low HOA fees.

4. 2021-08-23
   status Under Contract- Do Not Show 1063-char remark

   Show marketing remark (1063 chars)

   Rare opportunity to purchase this beautiful end unit! Spacious outdoor common area for family play and entertaining. Just minutes from the village of Victor and a short drive to Canandaigua. Lofty cathedral ceilings welcome you as you enter from the front door. Natural light from the two skylights will keep the main area filled with sunlight. Warm up on a cold night next to the wood burning fireplace in the living room or on a hot summer night relax on your private deck or lower patio. Enjoy cooking in this gorgeous kitchen with new Quartz counters (2019). Upstairs you will find the full bathroom ( remodeled 2014 with Swanstone tub) and two generously sized bedrooms. Primary bedroom has huge walk-in closet with plenty of space for all of your belongings as well as sitting area. Bonus living space in the partially finished basement (with walk-out door) adds an additional space for entertaining. Central air, thermal windows throughout (2012), attached garage (electric garage door 2019) with house entry, over flow parking for guests and low HOA fees.

5. 2021-08-11
   listed $169,900 Active 1063-char remark

   Show marketing remark (1063 chars)

   Rare opportunity to purchase this beautiful end unit! Spacious outdoor common area for family play and entertaining. Just minutes from the village of Victor and a short drive to Canandaigua. Lofty cathedral ceilings welcome you as you enter from the front door. Natural light from the two skylights will keep the main area filled with sunlight. Warm up on a cold night next to the wood burning fireplace in the living room or on a hot summer night relax on your private deck or lower patio. Enjoy cooking in this gorgeous kitchen with new Quartz counters (2019). Upstairs you will find the full bathroom ( remodeled 2014 with Swanstone tub) and two generously sized bedrooms. Primary bedroom has huge walk-in closet with plenty of space for all of your belongings as well as sitting area. Bonus living space in the partially finished basement (with walk-out door) adds an additional space for entertaining. Central air, thermal windows throughout (2012), attached garage (electric garage door 2019) with house entry, over flow parking for guests and low HOA fees.

6. 1993-11-24
   soldstatus $81,000

ⓘ 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: $4,209 · $351/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $26,237
• − Mortgage interest: −$12,318
• − Property taxes: −$4,209
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$3,000
• − Depreciation: −$6,397
• Taxable loss: −$4,984
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $-223/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

+171.5% since first listed

7 events — show timeline

• 2026-05-23 Pending — UNYREIS
• 2026-05-15 Listed $219,900 UNYREIS
• 2021-11-23 Sold (Public Records) $175,000 Public Records
• 2021-11-17 Sold (MLS) $175,000 UNYREIS
• 2021-08-23 Pending — UNYREIS
• 2021-08-11 Listed $169,900 UNYREIS
• 1993-11-24 Sold (Public Records) $81,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,209 · -0.6% YoY. Source: county tax records.