6756 County Road 41 · Victor, NY 14564

$250,000

5 bd · 2.0 ba · 3,394 sqft · Townhouse public records · 57 Days on market

Built 1904 4.00 ac lot ↓ 15% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCITING OPPORTUNITY TO OWN 6 WOODED ACRES ALONG THE GOLF COURSE WITH BEAUTIFUL VIEWS! BUILD YOUR DREAM HOME OR ENJOY THE OUTDOORS JUST THE WAY IT IS. WATER AND GAS AVAILABLE AT THE ROAD. VICTOR SCHOOL DISTRICT! ADJACENT TO 6756 COUNTY RD 41, VICTOR.

Key facts

• Pond view
• Brand new roof
• Spacious lot

Tags

• POND VIEW
• BRAND NEW ROOF
• REHAB READY PROPERTY
• SPACIOUS LOT
• CLOSE TO GOLF COURSES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; high-income renter base; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% of the median local income ($116k/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 $8k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; list at $250k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $6,627
• Equity at exit: $37,276

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $66,422
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,997 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$212 /mo · $2,550/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $740

Break-even live

Break-even rent $2,060

Max offer price $250,000

Occupancy floor 70%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-03-31
   status Pending
2. 2026-03-11
   status Active
3. 2026-03-04
   status Pending
4. 2026-02-18
   price $250,000
5. 2026-01-26
   listed $300,000 Active
6. 2026-01-20
   historical
7. 2026-01-19
   historical
8. 2026-01-19
   historical
9. 2025-12-26
   listed $300,000 Active
10. 2022-03-16
    soldstatus $149,000 Closed Sale or Rented 250-char remark

    Show marketing remark (250 chars)

    EXCITING OPPORTUNITY TO OWN 6 WOODED ACRES ALONG THE GOLF COURSE WITH BEAUTIFUL VIEWS! BUILD YOUR DREAM HOME OR ENJOY THE OUTDOORS JUST THE WAY IT IS. WATER AND GAS AVAILABLE AT THE ROAD. VICTOR SCHOOL DISTRICT! ADJACENT TO 6756 COUNTY RD 41, VICTOR.

11. 2022-02-14
    status Pending Sale 250-char remark

    Show marketing remark (250 chars)

    EXCITING OPPORTUNITY TO OWN 6 WOODED ACRES ALONG THE GOLF COURSE WITH BEAUTIFUL VIEWS! BUILD YOUR DREAM HOME OR ENJOY THE OUTDOORS JUST THE WAY IT IS. WATER AND GAS AVAILABLE AT THE ROAD. VICTOR SCHOOL DISTRICT! ADJACENT TO 6756 COUNTY RD 41, VICTOR.

12. 2022-01-04
    listed $159,000 Active 250-char remark

    Show marketing remark (250 chars)

    EXCITING OPPORTUNITY TO OWN 6 WOODED ACRES ALONG THE GOLF COURSE WITH BEAUTIFUL VIEWS! BUILD YOUR DREAM HOME OR ENJOY THE OUTDOORS JUST THE WAY IT IS. WATER AND GAS AVAILABLE AT THE ROAD. VICTOR SCHOOL DISTRICT! ADJACENT TO 6756 COUNTY RD 41, VICTOR.

13. 2021-12-31
    historical
14. 2021-09-15
    price $159,000
15. 2021-08-26
    soldstatus $192,000 Closed Sale or Rented
16. 2021-06-09
    status Under Contract- Do Not Show
17. 2021-06-02
    listed $169,000 Active
18. 2021-05-24
    listed $199,000 Active
19. 2021-04-28
    historical
20. 2021-04-28
    historical
21. 2021-04-28
    historical
22. 2020-10-27
    price $249,000
23. 2020-10-27
    price $249,000
24. 2020-10-27
    price $249,000
25. 2020-08-06
    historical
26. 2020-08-03
    historical
27. 2020-08-03
    historical
28. 2020-08-03
    listed $295,000 Active
29. 2020-08-03
    listed $295,000 Active
30. 2020-08-03
    listed $295,000 Active
31. 2020-06-09
    listed $295,000 Active
32. 2020-05-25
    historical
33. 2020-05-25
    listed $295,000 Active
34. 2020-02-12
    listed $295,000 Active
35. 2020-02-04
    listed $295,000 Active

ⓘ 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: $2,550 · $212/mo
• Projected year-2 tax: $3,387 · $282/mo
• Expected delta: +$838/yr (+$70/mo · 32.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $35,970
• − Mortgage interest: −$14,004
• − Property taxes: −$2,550
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,878
• − Management: −$2,878
• − Depreciation: −$7,273
• Taxable income: $5,138
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $7,651/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 — 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

-15.3% since first listed

35 events — show timeline

• 2026-03-31 Pending — UNYREIS
• 2026-03-11 Relisted — UNYREIS
• 2026-03-04 Pending — UNYREIS
• 2026-02-18 Price Changed $250,000 UNYREIS
• 2026-01-26 Listed $300,000 UNYREIS
• 2026-01-20 Listing Removed — UNYREIS
• 2026-01-19 Listing Removed — UNYREIS
• 2026-01-19 Listing Removed — UNYREIS
• 2025-12-26 Listed $300,000 UNYREIS
• 2022-03-16 Sold (MLS) $149,000 UNYREIS
• 2022-02-14 Pending — UNYREIS
• 2022-01-04 Listed $159,000 UNYREIS
• 2021-12-31 Listing Removed — UNYREIS
• 2021-09-15 Price Changed $159,000 UNYREIS
• 2021-08-26 Sold (MLS) $192,000 UNYREIS
• 2021-06-09 Pending — UNYREIS
• 2021-06-02 Listed $169,000 UNYREIS
• 2021-05-24 Listed $199,000 UNYREIS
• 2021-04-28 Listing Removed — UNYREIS
• 2021-04-28 Listing Removed — UNYREIS
• 2021-04-28 Listing Removed — UNYREIS
• 2020-10-27 Price Changed $249,000 UNYREIS
• 2020-10-27 Price Changed $249,000 UNYREIS
• 2020-10-27 Price Changed $249,000 UNYREIS
• 2020-08-06 Listing Removed — UNYREIS
• 2020-08-03 Listed $295,000 UNYREIS
• 2020-08-03 Listed $295,000 UNYREIS
• 2020-08-03 Listed $295,000 UNYREIS
• 2020-08-03 Listing Removed — UNYREIS
• 2020-08-03 Listing Removed — UNYREIS
• 2020-06-09 Listed $295,000 UNYREIS
• 2020-05-25 Listed $295,000 UNYREIS
• 2020-05-25 Listing Removed — UNYREIS
• 2020-02-12 Listed $295,000 UNYREIS
• 2020-02-04 Listed $295,000 UNYREIS

Property tax history

-9.6%/yr

Latest (2022): $2,550 · -64.4% YoY. Source: county tax records.