725 Macedon Center Rd · Fairport, NY 14450

$299,900

3 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.63 ac lot $182/sqft · 29% below area Est $425k · 29% 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 +7.3/30.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgrades Galore in this Charming Colonial!You Are Going to Love the Cherry Kitchen Cabinets w/ Under Cabinet Lighting, Tile Backsplash Accents the Sealed Quartz Countertops. Separate Bar Area w/ Wine Refrigerator. The Dining Room Offers Gorgeous Kempas Hardwoods, Spacious Family Room w/ Vaulted Ceilings & Wood Burning Fireplace to Relax in. Recently Update Half Bath From Top to Bottom. Main Bath Features Travertine Tile and Jetted Tub. Anderson Sliding Glass Door from Family Rm Leads You to Patio W/ Built in BBQ Perfect for Entertaining. Kitchen French Door leads to Large Deck to Sit Back & Enjoy Your Park Like Private BackYard. Basement Offers Flex Space w/ Custom Built Knotty Pine Bar, Block Windows & Plenty of Storage. This Home Has so Much to Offer! Delayed Negotiations Monday July 1st at 1 pm.

Key facts

• Spacious backyard
• Double-wide driveway
• Unbeatable location

Tags

• SPACIOUS BACKYARD
• UNBEATABLE LOCATION
• DOUBLE-WIDE DRIVEWAY
• FULLY COVERED FRONT PORCH
• ABUNDANT CHERRY WOOD CABINETRY
• STUNNING QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces; Driveway; Garage door opener
• Utilities: Public water connected; Septic tank; Electric service with circuit breakers; Water connected
• Home design: Two-story house; Existing construction; Faces a main thoroughfare
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built as existing structure
• Exterior features: Blacktop driveway; Deck; Patio; Covered porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Solid surface counters
• Bedrooms: Total rooms include living, family, recreation and laundry areas (6 total rooms); Basement includes partially finished spaces
• Flooring: Carpet; Ceramic tile; Hardwood; Linoleum; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Electric heating; Heat pump; Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Solid surface counters; Natural woodwork; Sliding doors
• Laundry & utility: Main level laundry; Electric water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.5% below list).
• Recommended offer: $229k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.4% in Fairport — 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 74/100 on livability (#301 in NY, #4,847 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: commute F.
• Fairport Central School District (suburban): math 55% / reading 66% proficiency, ranked #199 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 186 active listings in the ZIP; 2 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Recommended offer $228,682 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 10.5

CMA / ARV

• ARV (median comp): $424,814
• List price: $299,900
• Delta: -29.40%
• 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
725 Macedon Center Rd	0.00mi	3/1.5	1,650 (0%)	0mo	$365,000	$221	100
778 Macedon Center Rd	0.16mi	4/2.0 (+1)	1,773 (+8%)	2mo	$250,000	$141	72
28 Winchester Dr	0.16mi	4/2.5 (+1)	1,824 (+10%)	7mo	$435,000	$238	60
18 Delemere Blvd	0.73mi	4/1.5 (+1)	1,632 (-1%)	6mo	$302,600	$185	55
18 Wheatfield Cir	0.66mi	3/2.0	1,536 (-7%)	2mo	$450,000	$293	54
53 Squirrels Heath Rd	0.67mi	3/1.5	1,533 (-7%)	4mo	$340,000	$222	54
14 Little Briggins Cir	0.69mi	4/1.5 (+1)	1,606 (-3%)	6mo	$335,000	$209	53
20 Delemere Blvd	0.74mi	4/1.5 (+1)	1,632 (-1%)	10mo	$312,000	$191	51
420 Howell Rd	0.42mi	3/2.5	1,472 (-11%)	10mo	$280,000	$190	50
329 Lyndon Rd	0.75mi	4/2.5 (+1)	1,776 (+8%)	8mo	$295,000	$166	37
35 Little Briggins Cir	0.67mi	3/1.5	1,452 (-12%)	15mo	$335,000	$231	36
4 Otterden Ln	0.74mi	3/1.5	1,440 (-13%)	12mo	$308,000	$214	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.03×
• Total profit: $-81,090
• Equity at exit: $44,716

10-year hold

• IRR: -53.4%
• Equity multiple: -0.55×
• Total profit: $-129,983
• Equity at exit: $25,930

Cash invested: $83,972 (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 14450

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,383 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$588 /mo · $7,054/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-403

Break-even live

Break-even rent $2,893

Max offer price $228,682

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Broxbourne Dr Fairport, NY	3.0	2.0	1110	$2,700	$2.43	10d	1	1.01mi
1555 Whitney Rd E Fairport, NY	4.0	2.0	2100	$2,450	$1.17	3d	1	1.10mi

Listing history 8 events

1. 2026-05-06
   status Pending 2213-char remark
2. 2026-04-28
   listed $299,900 Active 2213-char remark
3. 2019-09-03
   soldstatus $207,000
4. 2019-08-30
   soldstatus $207,000 Closed Sale or Rented 828-char remark

   Show marketing remark (828 chars)

   Upgrades Galore in this Charming Colonial!You Are Going to Love the Cherry Kitchen Cabinets w/ Under Cabinet Lighting, Tile Backsplash Accents the Sealed Quartz Countertops. Separate Bar Area w/ Wine Refrigerator. The Dining Room Offers Gorgeous Kempas Hardwoods, Spacious Family Room w/ Vaulted Ceilings & Wood Burning Fireplace to Relax in. Recently Update Half Bath From Top to Bottom. Main Bath Features Travertine Tile and Jetted Tub. Anderson Sliding Glass Door from Family Rm Leads You to Patio W/ Built in BBQ Perfect for Entertaining. Kitchen French Door leads to Large Deck to Sit Back & Enjoy Your Park Like Private BackYard. Basement Offers Flex Space w/ Custom Built Knotty Pine Bar, Block Windows & Plenty of Storage. This Home Has so Much to Offer! Delayed Negotiations Monday July 1st at 1 pm.

5. 2019-07-22
   status Pending Sale 828-char remark

   Show marketing remark (828 chars)

   Upgrades Galore in this Charming Colonial!You Are Going to Love the Cherry Kitchen Cabinets w/ Under Cabinet Lighting, Tile Backsplash Accents the Sealed Quartz Countertops. Separate Bar Area w/ Wine Refrigerator. The Dining Room Offers Gorgeous Kempas Hardwoods, Spacious Family Room w/ Vaulted Ceilings & Wood Burning Fireplace to Relax in. Recently Update Half Bath From Top to Bottom. Main Bath Features Travertine Tile and Jetted Tub. Anderson Sliding Glass Door from Family Rm Leads You to Patio W/ Built in BBQ Perfect for Entertaining. Kitchen French Door leads to Large Deck to Sit Back & Enjoy Your Park Like Private BackYard. Basement Offers Flex Space w/ Custom Built Knotty Pine Bar, Block Windows & Plenty of Storage. This Home Has so Much to Offer! Delayed Negotiations Monday July 1st at 1 pm.

6. 2019-07-02
   historical Continue to Show- Under Contract 828-char remark

   Show marketing remark (828 chars)

   Upgrades Galore in this Charming Colonial!You Are Going to Love the Cherry Kitchen Cabinets w/ Under Cabinet Lighting, Tile Backsplash Accents the Sealed Quartz Countertops. Separate Bar Area w/ Wine Refrigerator. The Dining Room Offers Gorgeous Kempas Hardwoods, Spacious Family Room w/ Vaulted Ceilings & Wood Burning Fireplace to Relax in. Recently Update Half Bath From Top to Bottom. Main Bath Features Travertine Tile and Jetted Tub. Anderson Sliding Glass Door from Family Rm Leads You to Patio W/ Built in BBQ Perfect for Entertaining. Kitchen French Door leads to Large Deck to Sit Back & Enjoy Your Park Like Private BackYard. Basement Offers Flex Space w/ Custom Built Knotty Pine Bar, Block Windows & Plenty of Storage. This Home Has so Much to Offer! Delayed Negotiations Monday July 1st at 1 pm.

7. 2019-06-28
   listed $205,000 Active 828-char remark

   Show marketing remark (828 chars)

   Upgrades Galore in this Charming Colonial!You Are Going to Love the Cherry Kitchen Cabinets w/ Under Cabinet Lighting, Tile Backsplash Accents the Sealed Quartz Countertops. Separate Bar Area w/ Wine Refrigerator. The Dining Room Offers Gorgeous Kempas Hardwoods, Spacious Family Room w/ Vaulted Ceilings & Wood Burning Fireplace to Relax in. Recently Update Half Bath From Top to Bottom. Main Bath Features Travertine Tile and Jetted Tub. Anderson Sliding Glass Door from Family Rm Leads You to Patio W/ Built in BBQ Perfect for Entertaining. Kitchen French Door leads to Large Deck to Sit Back & Enjoy Your Park Like Private BackYard. Basement Offers Flex Space w/ Custom Built Knotty Pine Bar, Block Windows & Plenty of Storage. This Home Has so Much to Offer! Delayed Negotiations Monday July 1st at 1 pm.

8. 1996-07-12
   soldstatus $35,000

ⓘ 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: $7,054 · $588/mo
• Projected year-2 tax: $7,054 · $588/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,593
• − Mortgage interest: −$16,799
• − Property taxes: −$7,054
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$8,724
• Taxable loss: −$10,059
• Est. tax savings @ 24.0%: +$2,414
• After-tax cash flow: $-2,424/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: Fairport Central School District
• NCES district ID: 3610890
• Math proficiency: 55% ▼ -16.00%
• Reading proficiency: 66% ▲ 3.00%
• Median HH income: $74,981
• Composite: 53.84/100
• National rank: #1409
• State rank: #199 of 590 in NY

Livability — Fairport

• Score: 74/100
• State rank: #301
• US rank: #4847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 42,750
• Metro: Rochester, NY
• Population (ZIP): 42,750
• Household income: $109,466
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 843.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Other Asian/Pacific 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: ▼ -189.56%
• Current HPI: 270.7329
• Rent YoY: ▼ -0.84%
• 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

+942.9% since first listed

9 events — show timeline

• 2026-06-15 Sold (MLS) $365,000 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-28 Listed $299,900 UNYREIS
• 2019-09-03 Sold (Public Records) $207,000 Public Records
• 2019-08-30 Sold (MLS) $207,000 UNYREIS
• 2019-07-22 Pending — UNYREIS
• 2019-07-02 Contingent — UNYREIS
• 2019-06-28 Listed $205,000 UNYREIS
• 1996-07-12 Sold (Public Records) $35,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $7,054 · +2.3% YoY. Source: county tax records.