25 Penview Dr Unit PE25 · St. John Fisher College, NY 14625

$106,900

2 bd · 2.0 ba · 864 sqft · Manufactured · 35 Days on market

Built 2026 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME ON YOUR OWN SCHEDULE!

Key facts

• Built 2026
• Listed 35 days

Property features AI

Finance

• Financial info: List price $106,900

Exterior

• Home design: Spec inventory — Concord plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 864

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $739 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,693 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.50%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $70,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Skyview Dr	0.07mi	2/1.0	809 (-6%)	8mo	$10,000	$12	76
31 Ewald Dr	0.28mi	2/1.0	853 (-1%)	8mo	$88,000	$103	75
36 Wayside Dr	0.24mi	2/1.5	924 (+7%)	2mo	$54,900	$59	74
32 Skyview Dr	0.07mi	2/1.5	924 (+7%)	12mo	$75,500	$82	73
3 Acorn Dr	0.40mi	2/1.0	872 (+1%)	4mo	$35,000	$40	73
27 Ewald Dr	0.26mi	2/2.0	907 (+5%)	8mo	$90,000	$99	72
25 Ewald Dr	0.26mi	2/2.0	907 (+5%)	9mo	$88,000	$97	72
56 Wayside Dr	0.31mi	2/1.5	896 (+4%)	8mo	$9,900	$11	71
25 Patio Dr	0.12mi	3/2.0 (+1)	960 (+11%)	6mo	$72,500	$76	66
26 Ewald Dr	0.23mi	2/1.0	960 (+11%)	3mo	$113,777	$119	65
2 Easy St	0.37mi	2/1.0	980 (+13%)	3mo	$40,000	$41	54
7 Mainview Dr	0.42mi	3/2.0 (+1)	950 (+10%)	12mo	$80,000	$84	49

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: 39.2%
• Equity multiple: 2.68×
• Total profit: $50,228
• Equity at exit: $15,939

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $130,814
• Equity at exit: $9,243

Cash invested: $29,932 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,604/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,060

Break-even live

Break-even rent $935

Max offer price $106,900

Occupancy floor 48%

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	2d	10	0.63mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	1.03mi
234 W Commercial St Unit 2 East Rochester, NY	2.0	1.0	640	$1,100	$1.72	43d	1	1.18mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	1.37mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	2d	1	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $106,900 Active 35 DOM
2. 2026-06-17
   days on market $106,900 Active 34 DOM
3. 2026-06-16
   days on market $106,900 Active 33 DOM
4. 2026-06-15
   days on market $106,900 Active 32 DOM
5. 2026-06-13
   remarks 113-char remark
6. 2026-06-13
   days on market $106,900 Active 30 DOM
7. 2026-06-10
   days on market $106,900 Active 27 DOM
8. 2026-06-09
   days on market $106,900 Active 26 DOM
9. 2026-06-09
   days on market $106,900 Active 25 DOM
10. 2026-06-07
    remarks 69-char remark
11. 2026-06-07
    listed $106,900 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,324
• − Mortgage interest: −$5,988
• − Property taxes: −$1,604
• − Insurance: −$534
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$3,110
• Taxable income: $11,716
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $9,909/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The home appears to be in good condition with no major repairs needed. However, painting the exterior and making some interior updates could significantly increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract more potential buyers or renters.
• Both Interior updates — Updating the interior can improve the home's overall condition and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates — Updating the interior can improve the home's overall condition and make it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — St. John Fisher College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,667

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 2%

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: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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