94 Thorncliff Rd · Spencerport, NY 14559

$259,900

4 bd · 1.5 ba · 1,836 sqft · SingleFamily public records · 7 Days on market

Built 1958 0.37 ac lot $142/sqft · 24% below area Est $341k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Plenty of room to roam in this Solid & Spacious Jacob's built Split Level in move in ready condition! All good size Rooms, including the 4 Full Bedrooms with ample closet space! Updates & Improvements include 10 year old Kraftmaid Custom Honey Spice Maple Cabinets with Quartz Counters, Island & all Newer updated Kitchen Appliances & has Door out to Covered Side Entry accessing the nice size 1.5 Car Garage, Front Driveway and Rear Yard. In November 2025 a Brand New High Efficiency Furnace & Central AC were installed, Architectural Roof was a Tear off with some new Plywood in 2022, Updated Baths, 40 Gallon H2O new in 2020, Updated Windows, Siding & Doors ov

Key facts

• Central ac
• Quartz counters
• Covered side entry

Tags

• SPICED WOOD CHERRY KITCHEN
• QUARTZ COUNTERS
• COVERED SIDE ENTRY
• HIGH EFFICIENCY FURNACE
• CENTRAL AC
• ARCHITECTURAL ROOF

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Approximately 1.5 garage spaces
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story house; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Built as existing structure
• Exterior features: Blacktop driveway; Deck; Patio; Covered porch; Covered deck; Covered patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Oven; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Gas heating; Electric heating; Forced air heating
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Quartz countertops; Natural woodwork; Workshop area; Thermal windows
• Laundry & utility: Laundry in basement; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.9% below list).
• Recommended offer: $209k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.3% in Spencerport — 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 76/100 on livability (#237 in NY, #3,718 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime B+; Watch: amenities F, commute F.
• Spencerport Central School District (suburban): math 52% / reading 63% proficiency, ranked #248 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Canal View Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 442 students, 38% FRL); A M Cosgrove Middle School (math 32% / reading 53%, grade D-, #373 of 729 statewide, top 52%, 844 students, 39% FRL); Spencerport High School (math 95% / reading 96%, grade A+, #76 of 1,100 statewide, top 7%, 1,142 students, 40% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $260k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,781 (19.7% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 9.7

CMA / ARV

• ARV (median comp): $341,314
• List price: $259,900
• Delta: -23.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Hawthorne Dr	0.13mi	4/2.0	2,012 (+10%)	3mo	$350,000	$174	73
17 Laurelcrest Dr	0.31mi	4/2.5	1,899 (+3%)	4mo	$400,000	$211	72
116 Harwood Rd	0.13mi	3/2.0 (-1)	1,669 (-9%)	2mo	$320,000	$192	70
76 Hawthorne Dr	0.18mi	3/3.5 (-1)	2,045 (+11%)	6mo	$385,000	$188	54
117 Hawthorne Dr	0.34mi	3/2.0 (-1)	1,570 (-14%)	1mo	$432,000	$275	52
8 Timber Ridge Dr	0.28mi	3/2.5 (-1)	1,619 (-12%)	9mo	$350,000	$216	50
3162 Brockport Spencerport Rd	0.61mi	4/2.0	1,999 (+9%)	10mo	$240,000	$120	47
12 Holly Cir	0.64mi	3/2.5 (-1)	1,751 (-5%)	11mo	$351,000	$200	45
328 Village Walk Cir	0.41mi	5/3.0 (+1)	2,043 (+11%)	10mo	$285,000	$140	43
138 Maplewood Ave	0.65mi	3/1.5 (-1)	2,048 (+12%)	4mo	$307,500	$150	42
49 Hillcrest Dr	0.62mi	4/1.5	1,572 (-14%)	7mo	$195,000	$124	41
78 Clark St	0.70mi	5/2.0 (+1)	2,082 (+13%)	7mo	$405,378	$195	32

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-60,352
• Equity at exit: $38,752

10-year hold

• IRR: -19.4%
• Equity multiple: -0.04×
• Total profit: $-75,499
• Equity at exit: $22,471

Cash invested: $72,772 (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 14559

• Home prices YoY: -31.7%
• Active inventory: 73
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$585 /mo · $7,022/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-289

Break-even live

Break-even rent $2,603

Max offer price $208,781

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-216	+0% $-289	+5% $-363	+10% $-436
Rent	-10% $-466	-5% $-378	+0% $-289	+5% $-201	+10% $-113
Rate	-1.0pp $-158	-0.5pp $-223	base $-289	+0.5pp $-357	+1.0pp $-425

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Land Re Way Spencerport, NY	2.0–3.0	2.0–2.5	1350	$2,150	$1.59	4d	1	1.14mi

Listing history 2 events

1. 2026-05-12
   listed $259,900 Active 1343-char remark
2. 1994-11-07
   soldstatus $85,000

ⓘ 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: $7,022 · $585/mo
• Projected year-2 tax: $7,022 · $585/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $26,840
• − Mortgage interest: −$14,558
• − Property taxes: −$7,022
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$7,561
• Taxable loss: −$7,894
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-1,578/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: Spencerport Central School District
• NCES district ID: 3627780
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,920
• Composite: 50.58/100
• National rank: #1846
• State rank: #248 of 590 in NY

Livability — Spencerport

• Score: 76/100
• State rank: #237
• US rank: #3718

Category grades

Amenities F Commute F Cost of living B+ Crime B+ Employment B+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spencerport, NY
• County: Monroe County · 674,131 people
• City population: 17,200
• Metro: Rochester, NY
• Population (ZIP): 17,200
• Household income: $94,794
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 220.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -121.06%
• Current HPI: 260.3489
• 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

+205.8% since first listed

3 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-12 Listed $259,900 UNYREIS
• 1994-11-07 Sold (Public Records) $85,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $7,022 · +5.9% YoY. Source: county tax records.