5664 Running Brook Rd · Canandaigua, NY 14425

$214,900

3 bd · 1.5 ba · 1,152 sqft · Townhouse public records · 1 Days on market

Built 1986 1,152 sqft lot Est $235k · 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 +22.4/30.0
• ARV discount +11.4/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This STUNNING, completely remodeled townhouse will WOW you!! The attention to detail is AMAZING! All new everything!! Floors, walls, baths, kitchen, sinks, plumbing, lighting. .. you name it!! White kitchen with custom-made counters and tile backsplash. All new SS appliance package: refrigerator, stove, dishwasher and microwave! Black lighting fixtures. Top-of-the-line vinyl plank flooring through out downstairs and great room! New carpet in all the bedrooms. Quartz countertop in half bath. Upstairs bathroom has marble top and floors and completely magazine worthy! Sliding glass door to back patio, attached garage with opener, full basement with great storage! Furnace and A/C - 2008. NEW METAL roof in June 2022, finishes off this perfect place to live. You do not want to miss this one!! Best townhouse ever!! Delayed showings until Thursday 8/11 at 10:00 a. m. Offers due Monday, 8/15 at 5:00 p. m.

Key facts

• Metal roof
• Patio
• Garage

Tags

• LUXURY VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• METAL ROOF
• CENTRAL AIR CONDITIONING
• FULLY FENCED BACKYARD
• PATIO

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Gas water heater
• Home design: 2-story home; Resale property; Metal roof; Vinyl siding
• Construction: Metal roof; Vinyl siding; Full basement
• Exterior features: Open porch

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (includes living and laundry spaces)
• Flooring: Carpet; Luxury vinyl; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Kitchen and family room combined
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 8.3% 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-.
• 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $180k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $214,900

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 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?
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: 1.14% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $235,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5666 Running Brook Rd	0.00mi	3/1.5	1,152 (0%)	11mo	$220,000	$191	91
5743 Running Brook Rd	0.20mi	3/1.5	1,152 (0%)	0mo	$235,000	$204	90
5745 Running Brook Rd	0.20mi	2/1.5 (-1)	1,152 (0%)	3mo	$220,000	$191	83
5665 Running Brook Rd	0.04mi	3/1.5	1,024 (-11%)	16mo	$219,900	$215	67
5687 Running Brook Rd	0.07mi	3/1.5	1,296 (+12%)	12mo	$248,515	$192	66
5661 Running Brook Rd	0.04mi	2/1.5 (-1)	1,024 (-11%)	13mo	$236,000	$230	64
5659 Running Brook Rd	0.04mi	2/1.5 (-1)	1,024 (-11%)	14mo	$221,000	$216	63
5711 Running Brook Rd	0.13mi	3/1.5	1,296 (+12%)	13mo	$260,000	$201	62
5752 Running Brook Rd	0.23mi	2/2.0 (-1)	1,254 (+9%)	12mo	$260,000	$207	58
12 Carriage Ct	0.74mi	3/1.5	1,200 (+4%)	3mo	$200,000	$167	56
15 Farmbrook Dr	0.74mi	3/1.5	1,008 (-12%)	2mo	$225,000	$223	43
16 Carriage Ct	0.75mi	3/1.5	1,008 (-12%)	14mo	$177,000	$176	33

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,924
• Equity at exit: $32,042

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $19,354
• Equity at exit: $18,581

Cash invested: $60,172 (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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $358

Break-even live

Break-even rent $1,990

Max offer price $214,900

Occupancy floor 80%

Sensitivity live

Price	-10% $480	-5% $419	+0% $358	+5% $297	+10% $236
Rent	-10% $165	-5% $262	+0% $358	+5% $455	+10% $551
Rate	-1.0pp $466	-0.5pp $413	base $358	+0.5pp $302	+1.0pp $246

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	3d	12	1.12mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $214,900 Active 1 DOM

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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: $29,325
• − Mortgage interest: −$12,038
• − Property taxes: −$4,271
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$6,252
• Taxable income: $998
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $4,058/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 — 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

+211.9% since first listed

8 events — show timeline

• 2026-06-18 Listed $214,900 UNYREIS
• 2022-10-05 Sold (Public Records) $179,900 Public Records
• 2022-10-04 Sold (MLS) $179,900 UNYREIS
• 2022-08-16 Pending — UNYREIS
• 2022-08-09 Listed $179,900 UNYREIS
• 2008-07-23 Sold (Public Records) $99,450 Public Records
• 2007-04-03 Sold (Public Records) $85,136 Public Records
• 1998-12-18 Sold (Public Records) $68,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,271 · +12.4% YoY. Source: county tax records.