4 Chesterton Ct · Fairport, NY 14450

$189,900

3 bd · 1.5 ba · 1,136 sqft · Condo public records · 6 Days on market

Built 1978 $225/mo HOA · 10% of rent

---

Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.5/10.0
• 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 MLS

* Wonderful 3 bedroom 1.5 bath townhouse in desirable Chesterton Court! * Seldom available 16 secluded townhomes next to Beechwoods Park and Town of Perinton Trails! * Move-in ready with a freshly painted interior and brand new wall to wall carpeting throughout * Updated sliding glass door to rear patio area * Oak kitchen with neutral flooring and new casement window; breakfast bar; kitchen appliances are included as well as washer and dryer * Spacious sun-lit dining area and living room * All units have been recently updated with new vinyl siding and roofs * Low Fairport Electric rates! * Great location close to schools, parks, Fairport Village, Perinton Rec Center, Wegmans, Eastview Mall, Erie Canal & Trails! *

Key facts

• Formal dining space
• Spacious kitchen
• Private patio

Tags

• TWO STORY FOYER
• BRIGHT AIRY LIVING ROOM
• FORMAL DINING SPACE
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.3% 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.
• Current owner paid $142k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-27,658
• Equity at exit: $28,315

10-year hold

• IRR: -14.7%
• Equity multiple: 0.30×
• Total profit: $-36,979
• 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: 186
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$395 /mo · $4,735/yr
• Insurance: −$79
• HOA: −$225
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $152

Break-even live

Break-even rent $2,145

Max offer price $189,900

Occupancy floor 88%

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 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	0.51mi
166 High St Unit B Fairport, NY	2.0	1.5	1300	$2,000	$1.54	23d	1	1.00mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $189,900 Active
3. 2020-10-01
   soldstatus $142,000 Closed Sale or Rented 746-char remark

   Show marketing remark (746 chars)

   * Wonderful 3 bedroom 1.5 bath townhouse in desirable Chesterton Court! * Seldom available 16 secluded townhomes next to Beechwoods Park and Town of Perinton Trails! * Move-in ready with a freshly painted interior and brand new wall to wall carpeting throughout * Updated sliding glass door to rear patio area * Oak kitchen with neutral flooring and new casement window; breakfast bar; kitchen appliances are included as well as washer and dryer * Spacious sun-lit dining area and living room * All units have been recently updated with new vinyl siding and roofs * Low Fairport Electric rates! * Great location close to schools, parks, Fairport Village, Perinton Rec Center, Wegmans, Eastview Mall, Erie Canal & Trails! *

4. 2020-10-01
   soldstatus $142,000

   Show marketing remark (746 chars)

   * Wonderful 3 bedroom 1.5 bath townhouse in desirable Chesterton Court! * Seldom available 16 secluded townhomes next to Beechwoods Park and Town of Perinton Trails! * Move-in ready with a freshly painted interior and brand new wall to wall carpeting throughout * Updated sliding glass door to rear patio area * Oak kitchen with neutral flooring and new casement window; breakfast bar; kitchen appliances are included as well as washer and dryer * Spacious sun-lit dining area and living room * All units have been recently updated with new vinyl siding and roofs * Low Fairport Electric rates! * Great location close to schools, parks, Fairport Village, Perinton Rec Center, Wegmans, Eastview Mall, Erie Canal & Trails! *

5. 2020-08-10
   status Under Contract- Do Not Show 746-char remark

   Show marketing remark (746 chars)

   * Wonderful 3 bedroom 1.5 bath townhouse in desirable Chesterton Court! * Seldom available 16 secluded townhomes next to Beechwoods Park and Town of Perinton Trails! * Move-in ready with a freshly painted interior and brand new wall to wall carpeting throughout * Updated sliding glass door to rear patio area * Oak kitchen with neutral flooring and new casement window; breakfast bar; kitchen appliances are included as well as washer and dryer * Spacious sun-lit dining area and living room * All units have been recently updated with new vinyl siding and roofs * Low Fairport Electric rates! * Great location close to schools, parks, Fairport Village, Perinton Rec Center, Wegmans, Eastview Mall, Erie Canal & Trails! *

6. 2020-08-05
   listed $134,900 Active 746-char remark

   Show marketing remark (746 chars)

   * Wonderful 3 bedroom 1.5 bath townhouse in desirable Chesterton Court! * Seldom available 16 secluded townhomes next to Beechwoods Park and Town of Perinton Trails! * Move-in ready with a freshly painted interior and brand new wall to wall carpeting throughout * Updated sliding glass door to rear patio area * Oak kitchen with neutral flooring and new casement window; breakfast bar; kitchen appliances are included as well as washer and dryer * Spacious sun-lit dining area and living room * All units have been recently updated with new vinyl siding and roofs * Low Fairport Electric rates! * Great location close to schools, parks, Fairport Village, Perinton Rec Center, Wegmans, Eastview Mall, Erie Canal & Trails! *

7. 2001-05-08
   soldstatus $88,000

ⓘ 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: $4,735 · $395/mo
• Projected year-2 tax: $4,735 · $395/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 2/10 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: $28,053
• − Mortgage interest: −$10,637
• − Property taxes: −$4,735
• − Insurance: −$950
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$2,700
• − Depreciation: −$5,524
• Taxable loss: −$982
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $2,062/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

+115.8% since first listed

7 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-15 Listed $189,900 UNYREIS
• 2020-10-01 Sold (Public Records) $142,000 Public Records
• 2020-10-01 Sold (MLS) $142,000 UNYREIS
• 2020-08-10 Pending — UNYREIS
• 2020-08-05 Listed $134,900 UNYREIS
• 2001-05-08 Sold (Public Records) $88,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,735 · +1.4% YoY. Source: county tax records.