55 Norhill Dr Unit NO55 · St. John Fisher College, NY 14625

$105,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 141 Days on market

Built 2026 Good condition $87/sqft · 32% above area Est $80k · 32% over ↓ 16% 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
• Schools +6.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Savings Here! Call Today to Schedule Your Tour or SELF TOUR THIS HOME TODAY!

Key facts

• Built 2026
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $106k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Indian Landing Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 542 students, 22% FRL); Bay Trail Middle School (math 59% / reading 78%, grade A, #94 of 729 statewide, top 13%, 1,113 students, 23% FRL); Penfield Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,424 students, 25% FRL).
• Market conditions: 63 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $732 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.07% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.58%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $80,485
• List price: $105,900
• Delta: 31.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Fondiller Ave	0.10mi	3/2.0	1,200 (-1%)	5mo	$71,000	$59	89
8 Harway Dr	0.14mi	3/2.0	1,173 (-4%)	7mo	$73,500	$63	82
6 Patio Dr	0.11mi	3/2.0	1,177 (-3%)	18mo	$86,000	$73	74
9 Oakside Dr	0.08mi	3/2.0	1,056 (-13%)	2mo	$72,000	$68	73
2 Beatrice	0.27mi	3/2.0	1,143 (-6%)	9mo	$90,000	$79	70
27 Glazer Dr	0.15mi	2/2.0 (-1)	1,100 (-10%)	9mo	$65,000	$59	64
11 Bittersweet Dr	0.42mi	3/2.0	1,150 (-5%)	11mo	$77,000	$67	62
34 Ewald Dr	0.25mi	3/2.0	1,387 (+14%)	11mo	$130,000	$94	56
36 Sebastian Dr	0.32mi	3/2.0	1,387 (+14%)	10mo	$130,000	$94	54
1 Beatrice Dr	0.28mi	3/2.0	1,387 (+14%)	13mo	$132,000	$95	53
23 Clove Dr	0.37mi	3/2.0	1,080 (-11%)	16mo	$74,900	$69	51
51 Fondiller Ave	0.19mi	3/1.0	1,036 (-15%)	16mo	$58,000	$56	49

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: 37.0%
• Equity multiple: 2.58×
• Total profit: $46,731
• Equity at exit: $15,790

10-year hold

• IRR: 43.7%
• Equity multiple: 5.15×
• Total profit: $123,055
• Equity at exit: $9,156

Cash invested: $29,652 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$555
• Tax est. 1.5%: −$132 /mo · $1,588/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,003

Break-even live

Break-even rent $926

Max offer price $105,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,076	-5% $1,039	+0% $1,003	+5% $966	+10% $929
Rent	-10% $829	-5% $916	+0% $1,003	+5% $1,089	+10% $1,176
Rate	-1.0pp $1,056	-0.5pp $1,030	base $1,003	+0.5pp $975	+1.0pp $947

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	4d	10	0.70mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	5d	1	0.89mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	4d	1	0.94mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	25d	1	1.26mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	1.27mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	21d	1	1.38mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	5d	6	1.45mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	4d	1	1.46mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	4d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $105,900 Active 141 DOM
2. 2026-06-18
   days on market $105,900 Active 139 DOM
3. 2026-06-17
   days on market $105,900 Active 138 DOM
4. 2026-06-16
   days on market $105,900 Active 137 DOM
5. 2026-06-15
   days on market $105,900 Active 136 DOM
6. 2026-06-13
   days on market $105,900 Active 134 DOM
7. 2026-06-10
   days on market $105,900 Active 131 DOM
8. 2026-06-09
   days on market $105,900 Active 130 DOM
9. 2026-06-09
   days on market $105,900 Active 129 DOM
10. 2026-06-07
    days on market $105,900 Active 128 DOM
11. 2026-06-03
    days on market $105,900 Active 124 DOM
12. 2026-06-03
    days on market $105,900 Active 123 DOM
13. 2026-06-01
    days on market $105,900 Active 122 DOM
14. 2026-05-31
    days on market $105,900 Active 121 DOM
15. 2026-04-23
    status Active 82-char remark

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16. 2026-04-22
    historical 82-char remark

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17. 2026-04-16
    price $105,900 82-char remark

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18. 2026-03-31
    status Active 82-char remark

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19. 2026-03-31
    historical 82-char remark

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20. 2026-03-05
    status Active 82-char remark

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21. 2026-03-05
    price $115,900 82-char remark

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22. 2026-03-05
    historical 82-char remark

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23. 2026-02-23
    status Active 82-char remark

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24. 2026-02-23
    historical 82-char remark

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25. 2026-01-27
    listed $125,900 Active 82-char remark

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ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,347
• − Mortgage interest: −$5,932
• − Property taxes: −$1,588
• − Insurance: −$530
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$3,081
• Taxable income: $11,000
• Est. tax owed @ 24.0%: −$2,640
• After-tax cash flow: $9,392/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 · 3 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install modern lighting fixtures — Modern lighting enhances the home's appeal and functionality
• Both Add a small front porch or patio — A front porch or patio can increase the home's curb appeal and provide outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install modern lighting fixtures — Modern lighting enhances the home's appeal and functionality ↑
• Both Add a small front porch or patio — A front porch or patio can increase the home's curb appeal and provide outdoor living space ↑

ⓘ 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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — St. John Fisher College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,667

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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

-15.9% since first listed

11 events — show timeline

• 2026-04-23 Relisted — Zillow
• 2026-04-22 Delisted — Zillow
• 2026-04-16 Price Changed $105,900 Zillow
• 2026-03-31 Relisted — Zillow
• 2026-03-31 Delisted — Zillow
• 2026-03-05 Relisted — Zillow
• 2026-03-05 Price Changed $115,900 Zillow
• 2026-03-05 Delisted — Zillow
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-01-27 Listed $125,900 Zillow