1 Keystone Dr Unit KE01 · St. John Fisher College, NY 14625

$104,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 181 Days on market

Built 2025 Good condition $104/sqft · 47% above area Est $72k · 47% over ↓ 13% 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 +3.8/5.0
• 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

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Key facts

• Built 2025
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (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.
• Market conditions: 63 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $725 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 2.05% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.84%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $71,500
• List price: $104,900
• Delta: 46.71%
• 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
9 Oakside Dr	0.21mi	3/2.0 (+1)	1,056 (+5%)	2mo	$72,000	$68	76
27 Glazer Dr	0.05mi	2/2.0	1,100 (+9%)	9mo	$65,000	$59	75
25 Patio Dr	0.17mi	3/2.0 (+1)	960 (-5%)	6mo	$72,500	$76	74
26 Ewald Dr	0.32mi	2/1.0	960 (-5%)	3mo	$113,777	$119	71
2 Easy St	0.45mi	2/1.0	980 (-3%)	3mo	$40,000	$41	68
36 Wayside Dr	0.33mi	2/1.5	924 (-8%)	2mo	$54,900	$59	67
27 Ewald Dr	0.35mi	2/2.0	907 (-10%)	8mo	$90,000	$99	60
25 Ewald Dr	0.35mi	2/2.0	907 (-10%)	9mo	$88,000	$97	60
56 Wayside Dr	0.40mi	2/1.5	896 (-11%)	8mo	$9,900	$11	54
2 Beatrice	0.33mi	3/2.0 (+1)	1,143 (+13%)	9mo	$90,000	$79	50
3 Acorn Dr	0.49mi	2/1.0	872 (-14%)	4mo	$35,000	$40	48
11 Bittersweet Dr	0.50mi	3/2.0 (+1)	1,150 (+14%)	11mo	$77,000	$67	39

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $45,134
• Equity at exit: $15,641

10-year hold

• IRR: 42.9%
• Equity multiple: 5.07×
• Total profit: $119,398
• Equity at exit: $9,070

Cash invested: $29,372 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $975

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 50%

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: $26,225
• Closing costs: $3,147
• 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	2d	10	0.64mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	3d	1	1.01mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	1.06mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	1.20mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	44d	1	1.22mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	1.29mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	2d	1	1.37mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	2d	1	1.42mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	3d	6	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $104,900 Active 181 DOM
2. 2026-06-17
   days on market $104,900 Active 180 DOM
3. 2026-06-16
   days on market $104,900 Active 179 DOM
4. 2026-06-15
   days on market $104,900 Active 178 DOM
5. 2026-06-13
   days on market $104,900 Active 176 DOM
6. 2026-06-10
   days on market $104,900 Active 173 DOM
7. 2026-06-09
   days on market $104,900 Active 172 DOM
8. 2026-06-09
   days on market $104,900 Active 171 DOM
9. 2026-06-07
   days on market $104,900 Active 170 DOM
10. 2026-06-03
    days on market $104,900 Active 166 DOM
11. 2026-06-03
    days on market $104,900 Active 165 DOM
12. 2026-06-01
    days on market $104,900 Active 164 DOM
13. 2026-05-31
    days on market $104,900 Active 163 DOM
14. 2026-04-23
    status Active 77-char remark

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15. 2026-04-22
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16. 2026-03-31
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17. 2026-03-31
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18. 2026-03-05
    status Active 77-char remark

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19. 2026-03-05
    price $104,900 77-char remark

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20. 2025-10-28
    historical 77-char remark

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21. 2025-10-27
    status Active 77-char remark

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22. 2025-10-27
    historical 77-char remark

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23. 2025-08-12
    listed $119,900 Active 77-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 · 16 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: $25,822
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$3,052
• Taxable income: $10,665
• Est. tax owed @ 24.0%: −$2,560
• After-tax cash flow: $9,141/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 75/100 Cosmetic rehab

This manufactured home is in good condition with a clean exterior and well-maintained interior. A fresh coat of paint and window cleaning would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance the curb appeal and increase both resale and rental value.
• Both Clean and maintain the windows — Clean windows improve the home's appearance and can make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — A fresh coat of paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Clean and maintain the windows — Clean windows improve the home's appearance and can make it more attractive to potential buyers or renters. ↑

ⓘ 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

-12.5% since first listed

10 events — show timeline

• 2026-04-23 Relisted — Zillow
• 2026-04-22 Delisted — Zillow
• 2026-03-31 Relisted — Zillow
• 2026-03-31 Delisted — Zillow
• 2026-03-05 Relisted — Zillow
• 2026-03-05 Price Changed $104,900 Zillow
• 2025-10-28 Delisted — Zillow
• 2025-10-27 Relisted — Zillow
• 2025-10-27 Delisted — Zillow
• 2025-08-12 Listed $119,900 Zillow