35 Harway Dr Unit HA35 · St. John Fisher College, NY 14625

$110,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 14 Days on market

Built 2026 Good 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
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• Built 2026
• Listed 14 days

Property features AI

Finance

• Financial info: List price $110,900

Exterior

• Home design: Condominium / Townhome style (unit at 35 Harway Dr Unit HA35); Active listing
• Exterior features: Living area approximately 1008

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Starwood plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $111k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).

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; 9 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 $767 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,900

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. 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.
3. 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.
4. 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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.73%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $68,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oakside Dr	0.18mi	3/2.0 (+1)	1,056 (+5%)	2mo	$72,000	$68	77
25 Patio Dr	0.14mi	3/2.0 (+1)	960 (-5%)	6mo	$72,500	$76	76
26 Ewald Dr	0.27mi	2/1.0	960 (-5%)	3mo	$113,777	$119	73
27 Glazer Dr	0.09mi	2/2.0	1,100 (+9%)	9mo	$65,000	$59	73
2 Easy St	0.41mi	2/1.0	980 (-3%)	3mo	$40,000	$41	70
36 Wayside Dr	0.28mi	2/1.5	924 (-8%)	2mo	$54,900	$59	69
27 Ewald Dr	0.30mi	2/2.0	907 (-10%)	8mo	$90,000	$99	62
25 Ewald Dr	0.30mi	2/2.0	907 (-10%)	9mo	$88,000	$97	62
56 Wayside Dr	0.35mi	2/1.5	896 (-11%)	8mo	$9,900	$11	57
2 Beatrice	0.29mi	3/2.0 (+1)	1,143 (+13%)	9mo	$90,000	$79	52
3 Acorn Dr	0.44mi	2/1.0	872 (-14%)	4mo	$35,000	$40	50
11 Bittersweet Dr	0.45mi	3/2.0 (+1)	1,150 (+14%)	11mo	$77,000	$67	41

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: 31.4%
• Equity multiple: 2.32×
• Total profit: $40,956
• Equity at exit: $16,536

10-year hold

• IRR: 38.6%
• Equity multiple: 4.59×
• Total profit: $111,632
• Equity at exit: $9,589

Cash invested: $31,052 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,664/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $925

Break-even live

Break-even rent $970

Max offer price $110,900

Occupancy floor 52%

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: $27,725
• Closing costs: $3,327
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.67mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	3d	1	0.95mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	1.00mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	1.23mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	43d	1	1.24mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	1.34mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	2d	1	1.42mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	2d	1	1.44mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	3d	6	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $110,900 Active 14 DOM
2. 2026-06-17
   days on market $110,900 Active 13 DOM
3. 2026-06-16
   days on market $110,900 Active 12 DOM
4. 2026-06-15
   days on market $110,900 Active 11 DOM
5. 2026-06-13
   remarks 132-char remark
6. 2026-06-13
   days on market $110,900 Active 9 DOM
7. 2026-06-10
   days on market $110,900 Active 6 DOM
8. 2026-06-09
   days on market $110,900 Active 5 DOM
9. 2026-06-09
   days on market $110,900 Active 4 DOM
10. 2026-06-07
    remarks 102-char remark
11. 2026-06-07
    listed $110,900 Active 3 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: $25,688
• − Mortgage interest: −$6,212
• − Property taxes: −$1,664
• − Insurance: −$554
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$3,226
• Taxable income: $9,921
• Est. tax owed @ 24.0%: −$2,381
• After-tax cash flow: $8,715/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 · 4 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a clean exterior and interior. It has potential for further value increases through cosmetic updates and improvements to the interior and exterior.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and value.
• Both Replace the carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value.
• Both Install new windows — New windows can improve energy efficiency and increase the home's value.
• Both Upgrade the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Add landscaping around the home — Well-maintained landscaping can enhance curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and value. ↑
• Both Replace the carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Add landscaping around the home — Well-maintained landscaping can enhance curb appeal and property value. ↑

ⓘ 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