6415 Murphy Dr · Victor, NY 14564

$139,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 11 Days on market

Built 1990 Poor condition $90/sqft · 54% below area

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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 +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

Key facts

• Front porch
• Sunroom
• Updated bathrooms

Tags

• TOTAL REMODEL IN THE KITCHEN
• NEW SHINGLE ROOF
• UPDATED BATHROOMS
• FRONT PORCH
• SUNROOM
• BACKYARD OVERLOOKS GOLF COURSE

Property features AI

Finance

• Other: Association pool and community facilities available
• Financial info: Land lease present (monthly amount applies)
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, community kitchen, pool, tennis courts, basketball court, and golf course; Senior community

Exterior

• Parking: Attached garage with 2 spaces; Carport
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Double-wide mobile home (Victorian Homes); Single-story; Existing (pre-owned) condition; Shingle roof; Pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as an existing double-wide
• Exterior features: Blacktop driveway; Covered, screened porch; Porch; Tennis courts (association/community); Shed(s) / outdoor storage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast area; Ceiling fans; Cathedral ceilings; Separate/formal dining room; Separate/formal living room; Combined living/dining room; Pantry; Skylights; Window treatments; Drapes; Partially furnished / furnished options; Accessible bedroom; Main level primary / primary suite; Bath in primary bedroom; No stairs (accessible); Low-threshold shower
• Laundry & utility: Washer; Dryer; Laundry located on the main level / accessible utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 13.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Recommended offer $139,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.67% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $303,572
• List price: $139,900
• Delta: -53.92%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Cunningham Dr	0.46mi	2/1.5 (-1)	1,372 (-12%)	4mo	$250,000	$182	48

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $33,389
• Equity at exit: $20,860

10-year hold

• IRR: 29.0%
• Equity multiple: 3.59×
• Total profit: $101,357
• Equity at exit: $12,096

Cash invested: $39,172 (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 14564

• Home prices YoY: -12.8%
• Active inventory: 110
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $880

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 57%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	2d	17	0.49mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	23d	1	0.65mi
198 E Main St Unit 200 Victor, NY	2.0	1.0	1160	$1,525	$1.31	43d	1	1.33mi

Listing history 9 events

1. 2026-05-11
   status Pending 1024-char remark
2. 2026-04-30
   listed $139,900 Active 1024-char remark
3. 2019-05-02
   soldstatus $58,000 Closed Sale or Rented 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

4. 2019-03-20
   status Pending Sale 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

5. 2019-03-17
   historical Continue to Show- Under Contract 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

6. 2019-01-10
   price $62,900 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

7. 2019-01-10
   price $64,900 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

8. 2018-12-29
   price $69,900 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

9. 2018-12-03
   listed $74,900 Active 797-char remark

   Show marketing remark (797 chars)

   Truly charming luxury VICTORIAN CRYSTAL VALLEY custom manufactured ranch home with soft contemporary accents and loads of charm! Fast Possession! Gleeming hardwood floors greet you in t appliance maple kitchen with ample cabinetry. The entry foyer includes the 1st floor laundry area. The master suite has a spacious custom bi-fold mirror doored closet with built-in closetsaver system, a master bath with whirlpool tub and shower. The livingroom/diningroom area offers cathedral ceilings and is truly a spacious area to entertain during the holidays. The professionally constructed 3 season enclosure offers a place to relax and the screened full front porch gives you a place to sit and watch the world go by. Located in the over 55 section. Owner was meticulous in the care of this lovely home.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,047
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$4,070
• Taxable income: $8,855
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $8,430/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to market standards. Significant investment is needed to improve its condition and increase its resale or rental value.

Repairs flagged

• Major Kitchen appliances — No visible appliances.
• Major Bathroom fixtures — No visible fixtures.
• Major Roof — No visible roof condition.
• Major Exterior siding — No visible siding.
• Major Flooring — No visible flooring.
• Major Interior walls/paint — No visible interior walls or paint.
• Major Windows — No visible windows.
• Major Foundation/structure — No visible foundation or structure.
• Major HVAC/mechanicals — No visible HVAC or mechanicals.
• Major Landscaping — No visible landscaping or curb appeal.

Value-add opportunities

• Both Kitchen remodel — New appliances, backsplash, countertops, sink/faucet, washer & dryer would significantly improve the home's appeal and functionality.
• Both New roof — A new roof would improve the home's curb appeal and reduce maintenance costs.
• Both Landscaping — A well-maintained landscape would enhance the home's curb appeal and attract potential buyers/tenants.
• Both Interior updates — New flooring, fixtures, and paint would improve the home's overall condition and make it more marketable.
• Both HVAC upgrade — A new HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers/tenants.
• Both Exterior repairs — Repairs to siding, windows, and foundation would improve the home's overall condition and make it more marketable.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No visible appliances.	Major	$15,000–50,000
Bathroom fixtures · No visible fixtures.	Major	$15,000–50,000
Roof · No visible roof condition.	Major	$15,000–50,000
Exterior siding · No visible siding.	Major	$15,000–50,000
Flooring · No visible flooring.	Major	$15,000–50,000
Interior walls/paint · No visible interior walls or paint.	Major	$15,000–50,000
Windows · No visible windows.	Major	$15,000–50,000
Foundation/structure · No visible foundation or structure.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanicals.	Major	$15,000–50,000
Landscaping · No visible landscaping or curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen remodel — New appliances, backsplash, countertops, sink/faucet, washer & dryer would significantly improve the home's appeal and functionality. ↑
• Both New roof — A new roof would improve the home's curb appeal and reduce maintenance costs. ↑
• Both Landscaping — A well-maintained landscape would enhance the home's curb appeal and attract potential buyers/tenants. ↑
• Both Interior updates — New flooring, fixtures, and paint would improve the home's overall condition and make it more marketable. ↑
• Both HVAC upgrade — A new HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers/tenants. ↑
• Both Exterior repairs — Repairs to siding, windows, and foundation would improve the home's overall condition and make it more marketable. ↑

ⓘ 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: 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

+98.9% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $149,000 UNYREIS
• 2026-05-11 Pending — UNYREIS
• 2026-04-30 Listed $139,900 UNYREIS
• 2019-05-02 Sold (MLS) $58,000 UNYREIS
• 2019-03-20 Pending — UNYREIS
• 2019-03-17 Contingent — UNYREIS
• 2019-01-10 Price Changed $62,900 UNYREIS
• 2019-01-10 Price Changed $64,900 UNYREIS
• 2018-12-29 Price Changed $69,900 UNYREIS
• 2018-12-03 Listed $74,900 UNYREIS