8 Hanningfield Cir · Fairport, NY 14450

$199,900

3 bd · 2.0 ba · 1,256 sqft · Townhouse public records · 10 Days on market

Built 1977 8,712 sqft lot Est $244k · 18% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.2/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8 Hanningfield Circle. Meticulously maintained townhome owned by the same owner since its construction in 1977 - with no HOA fees! Pride of ownership is evident throughout, with numerous thoughtful upgrades completed over the years. This spacious home features 3 bedrooms and 3 full baths, along with a bright and inviting three-season room - perfect for relaxing or entertaining. All appliances are included for added convenience. Additional highlights include a spacious driveway for multiple vehicles, a one-car garage, and 200 amp electrical service. Step outside to enjoy a beautifully landscaped yard filled with stunning perennial gardens. OPEN HOUSE: Saturday, 5/23/26 from 12:00

Key facts

• Three season room
• Spacious driveway
• Garage

Tags

• THREE SEASON ROOM
• SPACIOUS DRIVEWAY
• BEAUTIFULLY LANDSCAPED YARD
• STUNNING PERENNIAL GARDENS

Property features AI

Finance

• HOA & community: Pets allowed: cats and dogs

Exterior

• Parking: Attached garage with 1 parking space; Open parking with garage door opener
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Existing/resale property
• Construction: Cedar construction; Blown-in insulation; Asphalt shingle roof; Partial basement with sump pump; Basement present
• Exterior features: Deck; Patio; Located on a cul-de-sac; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Garbage disposal; Refrigerator; Eat-in kitchen layout
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl; Varied flooring
• Bathrooms: Three full bathrooms (all on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Main level primary; Primary suite; Sunroom; Florida room
• Laundry & utility: Laundry in basement; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $199,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.22% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $243,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Garrison Dr	0.21mi	3/1.5	1,214 (-3%)	2mo	$225,000	$185	81
24 Bucklebury Hl	0.22mi	3/1.5	1,240 (-1%)	10mo	$235,000	$190	78
8 Arbor Ct	0.28mi	3/1.5	1,200 (-4%)	1mo	$257,000	$214	76
26 Broxbourne Dr	0.24mi	2/2.0 (-1)	1,200 (-4%)	1mo	$295,000	$246	76
4 Arbor Ct	0.29mi	3/1.5	1,200 (-4%)	5mo	$210,000	$175	73
41 Bucklebury Hl	0.23mi	3/1.5	1,248 (-1%)	17mo	$220,000	$176	72
9 Hollingham	0.27mi	3/1.5	1,345 (+7%)	2mo	$241,000	$179	72
47 Bucklebury Hl	0.23mi	3/1.5	1,144 (-9%)	1mo	$231,000	$202	71
9 Brimsdown Cir	0.26mi	2/2.5 (-1)	1,332 (+6%)	1mo	$305,000	$229	70
4 Chesterton Ct	0.42mi	3/1.5	1,136 (-10%)	0mo	$262,000	$231	62
6 Canterbury Ct	0.43mi	2/1.5 (-1)	1,168 (-7%)	9mo	$195,000	$167	54
6 Chesterton Ct	0.43mi	3/1.5	1,136 (-10%)	18mo	$220,000	$194	47

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: -5.7%
• Equity multiple: 0.80×
• Total profit: $-11,389
• Equity at exit: $29,806

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,071
• Equity at exit: $17,284

Cash invested: $55,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$362 /mo · $4,346/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $441

Break-even live

Break-even rent $1,891

Max offer price $199,900

Occupancy floor 77%

Sensitivity live

Price	-10% $554	-5% $497	+0% $441	+5% $384	+10% $328
Rent	-10% $247	-5% $344	+0% $441	+5% $538	+10% $634
Rate	-1.0pp $541	-0.5pp $492	base $441	+0.5pp $389	+1.0pp $336

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Broxbourne Dr Fairport, NY	3.0	2.0	1110	$2,700	$2.43	11d	1	0.12mi
166 High St Unit A Fairport, NY	2.0	2.0	1600	$2,300	$1.44	44d	1	0.59mi
166 High St Unit B Fairport, NY	2.0	1.5	1300	$2,000	$1.54	24d	1	0.59mi
100 Ezra Xing Fairport, NY	2.0	2.0	1200	$2,868	$2.39	3d	1	1.38mi

Listing history 1 events

1. 2026-05-18
   listed $199,900 Active

ⓘ 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: $4,346 · $362/mo
• Projected year-2 tax: $4,346 · $362/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 4/10 Moderate
• 🌡 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: $29,385
• − Mortgage interest: −$11,198
• − Property taxes: −$4,346
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$5,815
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,731/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

1 event — show timeline

• 2026-05-18 Listed $199,900 UNYREIS

Property tax history

+15.0%/yr

Latest (2025): $4,346 · +52.6% YoY. Source: county tax records.