5765 Clover Meadow Ln · Canandaigua, NY 14425

$240,000

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 12 Days on market

Built 1984 8,640 sqft lot $163/sqft · 21% below area Est $304k · 21% under $38/mo HOA · 1% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this comfortable raised ranch built in 1984, offering 3 bedrooms and 2 full baths. The home features an easy-flow layout with natural light and welcoming living spaces throughout. Its multi-level design provides flexibility for everyday living, with a layout that feels both practical and inviting. A solid home with a good sense of space and function, ready to be enjoyed. Anything left after the final walk will stay with the property. Delayed Negotiations May 7, 2026 at 6:00 pm.

Key facts

• 8,640 sq ft lot
• Garage
• Built 1984

Property features AI

Finance

• HOA & community: Monthly association fee of $38; Community basketball court

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Electric service available
• Home design: Single-story home; Entry level on one story; Existing property condition
• Construction: Aluminum siding; Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 72 x 120

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Varied flooring types
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Gas heating
• Interior features: Kitchen opens to family room; Main-level primary bedroom; Programmable thermostat; Finished basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.1% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 35% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $240,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 1.14% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (median comp): $304,227
• List price: $240,000
• Delta: -21.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1564 Hayride Dr	0.08mi	3/1.5	1,440 (-2%)	9mo	$300,000	$208	83
1601 Flaxen Dr	0.17mi	4/1.5 (+1)	1,468 (0%)	6mo	$255,000	$174	80
1568 Hayride Dr	0.11mi	3/1.5	1,430 (-3%)	12mo	$300,000	$210	78
5773 Clover Meadow Ln	0.05mi	3/2.0	1,344 (-8%)	10mo	$235,000	$175	75
1169 Meadowbrook Ln	0.14mi	3/1.0	1,520 (+4%)	10mo	$260,000	$171	75
15 Coachlight Cir	0.27mi	3/2.0	1,450 (-1%)	14mo	$285,000	$197	74
5778 Oatfield Dr	0.23mi	3/1.5	1,424 (-3%)	12mo	$330,000	$232	72
1547 Meadowbrook Ln	0.16mi	3/2.5	1,380 (-6%)	11mo	$290,000	$210	71
5715 Dalton Dr	0.29mi	4/2.0 (+1)	1,416 (-4%)	8mo	$240,000	$169	69
5768 Oatfield Dr	0.24mi	3/1.5	1,376 (-6%)	9mo	$300,000	$218	69
5738 Dalton Dr	0.36mi	3/1.5	1,564 (+6%)	10mo	$239,900	$153	62
45 Coachlight Cir	0.28mi	4/1.5 (+1)	1,560 (+6%)	9mo	$290,000	$186	62

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-15,238
• Equity at exit: $35,785

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $17,519
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,729 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$390 /mo · $4,674/yr
• Insurance: −$100
• HOA: −$38
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $369

Break-even live

Break-even rent $2,261

Max offer price $240,000

Occupancy floor 81%

Sensitivity live

Price	-10% $505	-5% $437	+0% $369	+5% $302	+10% $234
Rent	-10% $154	-5% $262	+0% $369	+5% $477	+10% $585
Rate	-1.0pp $490	-0.5pp $431	base $369	+0.5pp $307	+1.0pp $244

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: $60,000
• Closing costs: $7,200
• 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	3d	1	0.41mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	0.43mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	3d	12	1.08mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 2 events

1. 2026-05-12
   status Pending 492-char remark
2. 2026-04-30
   listed $240,000 Active 492-char remark

ⓘ 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: $4,674 · $390/mo
• Projected year-2 tax: $4,674 · $390/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 2/10 Low
• 🌡 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: $32,743
• − Mortgage interest: −$13,444
• − Property taxes: −$4,674
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − HOA: −$456
• − Depreciation: −$6,982
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,254/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 28,786
• 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

2 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-04-30 Listed $240,000 UNYREIS

Property tax history

+5.5%/yr

Latest (2025): $4,674 · +16.5% YoY. Source: county tax records.