5740 Running Brook Rd · Victor, NY 14425

$224,900

2 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 9 Days on market

Built 1996 6,972 sqft lot Est $248k · 9% under

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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 +23.0/30.0
• ARV discount +11.7/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained ranch-style townhome featuring 2 bedrooms and 2 full baths. The bright eat-in kitchen/dining area opens to a spacious living room with vaulted ceilings & French Door leading to a private deck overlooking backyard and storage shed. First Floor Laundry. Lower Level Family Room, Workshop and Storage Area. Enjoy the convenience of a 1-car attached garage with side door plus an impressive 6-car blacktop driveway! Recent updates include a newer roof, newer siding, new screens. Range/Oven is a Gas Cooktop with an Electric Oven. No HOA, offering flexibility and low-maintenance living. Open House, Sunday, April 19th 11:00am to 1:00pm. Delayed Negotiations - Thursday, Ap

Key facts

• Private deck
• Ranch-style townhome
• Backyard

Tags

• RANCH-STYLE TOWNHOME
• BRIGHT EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• VAULTED CEILINGS
• PRIVATE DECK
• BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.4% vs local median 2.6% in Victor — 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 79/100 on livability (#122 in NY, #1,991 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Victor Central School District (suburban): math 56% / reading 62% proficiency, ranked #222 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($95k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $126k; list at $225k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $224,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $248,300
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5752 Running Brook Rd	0.04mi	2/2.0	1,254 (-4%)	12mo	$260,000	$207	82
5711 Running Brook Rd	0.08mi	3/1.5 (+1)	1,296 (-0%)	13mo	$260,000	$201	78
5687 Running Brook Rd	0.14mi	3/1.5 (+1)	1,296 (-0%)	12mo	$248,515	$192	76
5745 Running Brook Rd	0.04mi	2/1.5	1,152 (-11%)	3mo	$220,000	$191	75
5743 Running Brook Rd	0.04mi	3/1.5 (+1)	1,152 (-11%)	0mo	$235,000	$204	72
5677 Running Brook Rd	0.16mi	3/1.5 (+1)	1,400 (+8%)	10mo	$235,000	$168	64
5666 Running Brook Rd	0.19mi	3/1.5 (+1)	1,152 (-11%)	11mo	$220,000	$191	56
12 Carriage Ct	0.60mi	3/1.5 (+1)	1,200 (-8%)	3mo	$200,000	$167	50
5759 Running Brook Rd	0.06mi	3/1.5 (+1)	1,488 (+14%)	23mo	$227,500	$153	47
41 Carriage Ct	0.57mi	3/1.5 (+1)	1,200 (-8%)	18mo	$155,000	$129	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-11,060
• Equity at exit: $33,533

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $23,256
• Equity at exit: $19,445

Cash invested: $62,972 (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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$337 /mo · $4,047/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $397

Break-even live

Break-even rent $2,038

Max offer price $224,900

Occupancy floor 79%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Red Fern Dr Unit 1512 Farmington, NY	3.0	2.5	1688	$2,800	$1.66	2d	1	0.12mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	2d	1	0.14mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,178	$2.03	2d	12	0.97mi

Listing history 9 events

1. 2026-04-26
   status Pending
2. 2026-04-20
   historical
3. 2026-04-19
   historical
4. 2026-04-18
   historical
5. 2026-04-17
   historical
6. 2026-04-17
   listed $224,900 Active
7. 2026-04-17
   listed $224,900 Active
8. 2008-06-16
   soldstatus $125,500
9. 1997-05-15
   soldstatus $94,045

ⓘ 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: $4,047 · $337/mo
• Projected year-2 tax: $4,047 · $337/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $30,498
• − Mortgage interest: −$12,598
• − Property taxes: −$4,047
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − Depreciation: −$6,543
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $4,455/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: Victor Central School District
• NCES district ID: 3629640
• Math proficiency: 56% ▼ -18.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $73,046
• Composite: 52.43/100
• National rank: #1575
• State rank: #222 of 590 in NY

Livability — Victor

• Score: 79/100
• State rank: #122
• US rank: #1991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 16,364
• Metro: Rochester, NY
• Population (ZIP): 13,839
• Household income: $94,609
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 257.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -47.59%
• Current HPI: 267.0192
• Rent YoY: —
• 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

+139.1% since first listed

9 events — show timeline

• 2026-04-26 Pending — UNYREIS
• 2026-04-20 Listing Removed — UNYREIS
• 2026-04-19 Listing Removed — UNYREIS
• 2026-04-18 Listing Removed — UNYREIS
• 2026-04-17 Listing Removed — UNYREIS
• 2026-04-17 Listed $224,900 UNYREIS
• 2026-04-17 Listed $224,900 UNYREIS
• 2008-06-16 Sold (Public Records) $125,500 Public Records
• 1997-05-15 Sold (Public Records) $94,045 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,047 · -1.6% YoY. Source: county tax records.