17 Eagle Ln · Fairport, NY 14450

$189,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 10 Days on market

Built 1973 3,485 sqft lot $206/sqft · 38% below area Est $307k · 38% under $325/mo HOA · 19% of rent

---

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 +7.6/30.0
• Schools +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this FULLY UPDATED Townhome in Popular Valley Creek! Live/Own for LESS THAN RENTING! FAIRPORT ELECTRIC! This Truly Turn-Key Home Features an Updated Kitchen, Updated Alliances with In-Unit Washer/Dryer, Updated Furnace and CENTRAL AIR, Updated Electric on Circuit Breakers, Updated Thermopane Windows and a 1 Car Garage with Electric Opener! Sliding Doors off Dining Room Lead to a Small Deck, Large Primary Bedroom with a Huge Walk-In closet and Updated Bath in Neutral Finishes. Move Right In! Just Minutes to Pittsford and Fairport Villages, Steps to Wegmans and All Eastside Amenities!

Key facts

• Small deck
• Huge walk-in closet
• Updated electric

Tags

• UPDATED KITCHEN
• IN-UNIT WASHER DRYER
• UPDATED ELECTRIC
• UPDATED THERMOPANE WINDOWS
• SMALL DECK
• HUGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed: Cats and dogs
• HOA & community: Association: Crofton; Monthly association fee of $325; HOA covers common area maintenance, common area insurance, insurance, structure maintenance, reserve fund, sewer, snow removal, trash, and water

Exterior

• Parking: Attached garage; Detached garage; Garage with door opener; Open parking; 1 garage space
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: Single-story property; Resale condition; Vinyl siding
• Construction: Copper plumbing; Existing construction
• Exterior features: Balcony; Near public transit; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Microwave; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Total of 4 rooms (includes living spaces and bedroom count not specified)
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas and electric); Central air conditioning
• Interior features: Entrance foyer; Living/dining room; Sliding glass door(s); Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: In-unit laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (7.5% below list).
• Recommended offer: $149k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.5% 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); 188 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,266 (21.4% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 9.0

CMA / ARV

• ARV (median comp): $306,695
• List price: $189,900
• Delta: -38.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.05×
• Total profit: $-50,356
• Equity at exit: $28,315

10-year hold

• IRR: -55.5%
• Equity multiple: -0.54×
• Total profit: $-81,737
• Equity at exit: $16,419

Cash invested: $53,172 (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: 188
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$79
• HOA: −$325
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-230

Break-even live

Break-even rent $2,048

Max offer price $149,266

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-176	+0% $-230	+5% $-284	+10% $-338
Rent	-10% $-369	-5% $-299	+0% $-230	+5% $-161	+10% $-91
Rate	-1.0pp $-134	-0.5pp $-182	base $-230	+0.5pp $-279	+1.0pp $-329

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Manorshire Dr Fairport, NY	1.0–2.0	1.0–1.5	903	$1,680	$1.86	5d	19	0.12mi
38 Boxwood Ln Fairport, NY	1.0–2.0	1.0	868	$1,830	$2.11	5d	16	0.29mi
1100 Glenmose Rd Fairport, NY	1.0–3.0	1.0–2.0	1084	$2,152	$1.99	5d	1	0.44mi
370 Jefferson Ave Fairport, NY	1.0–3.0	1.0	997	$1,583	$1.59	5d	1	1.28mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: electric

Listing history 4 events

1. 2026-05-02
   status Pending 605-char remark
2. 2026-04-21
   listed $189,900 Active 605-char remark
3. 2000-07-03
   soldstatus $49,000
4. 1993-05-03
   soldstatus $54,000

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,911 · $243/mo
• Expected delta: +$298/yr (+$25/mo · 11.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $21,078
• − Mortgage interest: −$10,637
• − Property taxes: −$2,612
• − Insurance: −$950
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$3,900
• − Depreciation: −$5,524
• Taxable loss: −$5,918
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $-1,340/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

+288.9% since first listed

5 events — show timeline

• 2026-06-08 Sold (MLS) $210,000 UNYREIS
• 2026-05-02 Pending — UNYREIS
• 2026-04-21 Listed $189,900 UNYREIS
• 2000-07-03 Sold (Public Records) $49,000 Public Records
• 1993-05-03 Sold (Public Records) $54,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,612 · +2.1% YoY. Source: county tax records.