375 Log Cabin Rd · Victor, NY 14564

$225,000

2 bd · 1.0 ba · 1,000 sqft · Land public records · 11 Days on market

Built 1946 10 ac lot $225/sqft · 26% below area Est $302k · 26% under

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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 +8.3/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

Key facts

• Attached workshop
• Existing cabin
• 10.5 acre lot

Tags

• 11 ACRE WOODED PROPERTY
• EXISTING CABIN
• DETACHED TWO-CAR GARAGE
• ATTACHED WORKSHOP
• ADDITIONAL STORAGE SHED
• EASY ACCESS TO VICTOR VILLAGE

Property features AI

Finance

• Other: Lot is approximately 11.1 acres; Partially wooded, cleared areas with rolling topography; Irregular residential lot with county road frontage; Possible recreational use

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Electricity available with circuit breakers; Well water; Septic tank; Cable available; High-speed internet available
• Home design: One-story home; Single-family residential zoning; Has a view; Residential, existing condition
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Gravel driveway; Landscaped grounds; Propane tank (owned); Sheds; Garage(s)

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Wall furnace
• Interior features: Sliding doors / sliding glass doors; Separate/formal living room; Walk-out partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.3% below list).
• Recommended offer: $181k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 110 active listings in the ZIP; high-income renter base; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,482 (19.3% 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.81% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $302,434
• List price: $225,000
• Delta: -25.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-49,457
• Equity at exit: $33,548

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-59,583
• Equity at exit: $19,454

Cash invested: $63,000 (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 14564

• Home prices YoY: -12.8%
• Active inventory: 110
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-205

Break-even live

Break-even rent $2,075

Max offer price $188,731

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   status Pending 1075-char remark
2. 2026-05-01
   listed $225,000 Active 1075-char remark
3. 2024-06-10
   soldstatus $252,000
4. 2024-06-07
   soldstatus $252,000 Closed 893-char remark

   Show marketing remark (893 chars)

   Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

5. 2024-05-14
   status Pending

   Show marketing remark (893 chars)

   Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

6. 2024-05-14
   status Pending 893-char remark

   Show marketing remark (893 chars)

   Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

7. 2024-05-13
   historical
8. 2024-05-08
   listed $199,900 Active 893-char remark

   Show marketing remark (893 chars)

   Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

9. 2024-05-08
   listed $199,900 Active

   Show marketing remark (893 chars)

   Welcome to your slice of paradise in the heart of Victor! This delightful 10-acre property is your canvas to create the home of your dreams. Nestled in a prime location with Victor schools, this property offers the perfect blend of tranquility and convenience. The mature trees and landscaping provides the privacy you are looking for. You'll feel like you're in your own private retreat, yet you're just minutes away from all the action. Located near Fishers and the Village of Victor, plus you'll have easy access to everything including Eastview Mall, 490 and the NYS Thruway. The property also offers a 1,000 SqFt ranch style home plus a 2 car garage for ample storage. With 10 acres of endless possibilities, the only limit is your imagination. Don't miss out on the chance to build the home you've always dreamed of in this coveted Victor location. Offers due Monday May 13th at 12:00pm.

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/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: $21,778
• − Mortgage interest: −$12,603
• − Property taxes: −$4,384
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,545
• Taxable loss: −$6,365
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-936/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): 16,364
• Household income: $115,625
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 357.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 7% · South Korea, Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 1% German/W. Germanic 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: ▼ -40.90%
• Current HPI: 279.9821
• 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

+12.6% since first listed

9 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-01 Listed $225,000 UNYREIS
• 2024-06-10 Sold (Public Records) $252,000 Public Records
• 2024-06-07 Sold (MLS) $252,000 UNYREIS
• 2024-05-14 Pending — UNYREIS
• 2024-05-14 Pending — UNYREIS
• 2024-05-13 Listing Removed — UNYREIS
• 2024-05-08 Listed $199,900 UNYREIS
• 2024-05-08 Listed $199,900 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $4,384 · -3.5% YoY. Source: county tax records.