3525 East Lake Rd Lot A06 · Canandaigua, NY 14424

$93,733

3 bd · 2.0 ba · 1,012 sqft · Manufactured · 47 Days on market

Built 2026 Good condition $93/sqft · 92% above area

---

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
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

Key facts

• Desirable location
• Open-concept layout
• Built 2026

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY AREA
• LOW-MAINTENANCE LIVING
• WELL-MAINTAINED COMMUNITY
• DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: Has land lease ($595)

Exterior

• Parking: No garage
• Utilities: Electric with circuit breakers
• Home design: Single-wide mobile home; Single-story; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Pillar/post/pier foundation; Manufactured by CMH Homes
• Exterior features: Gravel driveway; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Dining area; Eat-in kitchen; Separate/formal living room; Main-level primary suite
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. 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 $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $648 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $94k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $90,921 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.27% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.26%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $48,930
• List price: $93,733
• Delta: 91.57%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Route 364 Lot E3	0.05mi	3/2.0	952 (-6%)	8mo	$57,000	$60	81

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 50.2%
• Equity multiple: 3.36×
• Total profit: $61,919
• Equity at exit: $13,976

10-year hold

• IRR: 57.7%
• Equity multiple: 8.24×
• Total profit: $190,005
• Equity at exit: $8,104

Cash invested: $26,245 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,406/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,034

Break-even live

Break-even rent $820

Max offer price $93,733

Occupancy floor 46%

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: $23,433
• Closing costs: $2,812
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3350 State Route 364 Canandaigua, NY	4.0	1.0	1194	$2,650	$2.22	10d	1	0.67mi

Listing history 17 events

1. 2026-06-18
   days on market $93,733 Active 47 DOM
2. 2026-06-17
   days on market $93,733 Active 46 DOM
3. 2026-06-16
   days on market $93,733 Active 45 DOM
4. 2026-06-15
   days on market $93,733 Active 44 DOM
5. 2026-06-13
   days on market $93,733 Active 42 DOM
6. 2026-06-13
   days on market $93,733 Active 41 DOM
7. 2026-06-10
   days on market $93,733 Active 39 DOM
8. 2026-06-09
   days on market $93,733 Active 38 DOM

   Show marketing remark (1166 chars)

   This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

9. 2026-06-09
   days on market $93,733 Active 37 DOM

   Show marketing remark (1166 chars)

   This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

10. 2026-06-07
    days on market $93,733 Active 36 DOM
11. 2026-06-03
    days on market $93,733 Active 32 DOM
12. 2026-06-03
    days on market $93,733 Active 31 DOM
13. 2026-06-01
    days on market $93,733 Active 30 DOM
14. 2026-05-31
    days on market $93,733 Active 29 DOM
15. 2026-05-12
    status Pending 1166-char remark

    Show marketing remark (1166 chars)

    This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

16. 2026-05-01
    listed $98,996 Active 800-char remark
17. 2026-04-07
    listed $55,500 Active 1166-char remark

    Show marketing remark (1166 chars)

    This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

ⓘ 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 · 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,539
• − Mortgage interest: −$5,251
• − Property taxes: −$1,406
• − Insurance: −$469
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$2,727
• Taxable income: $11,601
• Est. tax owed @ 24.0%: −$2,784
• After-tax cash flow: $9,619/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 · 1 photo

Good 80/100 None rehab

This move-in ready manufactured home is in excellent condition with no visible repairs needed. It offers a bright, open-concept layout and is located in a well-maintained community.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting interior and exterior — Fresh paint can make the home more appealing
• Both Add a small deck or patio — Can increase living space and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting interior and exterior — Fresh paint can make the home more appealing ↑
• Both Add a small deck or patio — Can increase living space and add value ↑

ⓘ 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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 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: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• 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

+9.9% since first listed

6 events — show timeline

• 2026-06-09 Listed $61,000 UNYREIS
• 2026-05-27 Price Changed $93,733 CNYIS
• 2026-05-26 Sold (MLS) $55,500 UNYREIS
• 2026-05-12 Pending — UNYREIS
• 2026-05-01 Listed $98,996 CNYIS
• 2026-04-07 Listed $55,500 UNYREIS