6291 Lambert St #668 · Victor, NY 14564

$134,900

2 bd · 2.0 ba · 1,634 sqft · Manufactured public records · 9 Days on market

Built 2007 Good condition 7,405 sqft lot Est $154k · 12% under

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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
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home! A covered 65 sq. ft. porch welcomes you inside, where you’ll find tall coffered ceilings in the spacious living room filled with natural light. The open kitchen and dining combo area features stunning arches on both sides, also opening up to a versatile additional space perfect for an eat-in breakfast nook, office, den, playroom, or whatever suits you! The expansive kitchen showcases gorgeous finishes, including recessed lighting, an island, stunning floors, and warm wood cabinetry. The primary suite offers an enormous closet and attached bath complete with double sinks, a large step-in tub, stand-up shower, and abundant space. An additiona

Key facts

• Covered porch
• Coffered ceilings
• Expansive kitchen

Tags

• COVERED PORCH
• COFFERED CEILINGS
• OPEN KITCHEN
• EXPANSIVE KITCHEN
• RECESSED LIGHTING
• WARM WOOD CABINETRY

Property features AI

Finance

• Other: Resale property
• Financial info: Has land lease with a monthly amount
• HOA & community: Association amenities: clubhouse, fitness center, pool, golf course, tennis courts, basketball court, storage

Exterior

• Parking: Attached garage with electricity; Driveway
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Double wide mobile home (Skyline); Single-story; Existing structure; Shingle roof; Pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as existing (year not specified)
• Exterior features: Covered porch; Blacktop driveway; Shed(s) / storage; On golf course; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Range hood; Refrigerator; Disposal; Wine cooler; Kitchen island; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Accessible bedroom with no stairs; Ceiling fan(s); Den; Entrance foyer; Eat-in kitchen; Kitchen island; Kitchen and family room combined; Living/dining room; Primary suite with bath in primary and main level primary
• Laundry & utility: Washer; Dryer; Main level laundry / accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.7% 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; 2 comparable units currently listed for rent nearby; 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 $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $134,900

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 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?
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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $153,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6289 Lambert St	0.01mi	3/2.0 (+1)	1,682 (+3%)	2mo	$180,000	$107	88
6300 Lambert St #535	0.08mi	3/2.0 (+1)	1,760 (+8%)	1mo	$205,000	$116	78
6382 Roberts Dr	0.36mi	3/2.0 (+1)	1,680 (+3%)	2mo	$165,000	$98	72
6393 Kims Dr Unit B144C	0.47mi	3/2.0 (+1)	1,620 (-1%)	1mo	$109,040	$67	71
999 Volkman Dr	0.23mi	3/2.0 (+1)	1,782 (+9%)	2mo	$160,000	$90	68
971 Gypsum Mills St #441	0.37mi	3/2.0 (+1)	1,720 (+5%)	2mo	$128,500	$75	67
6397 Lambert St Unit B085	0.53mi	3/2.0 (+1)	1,568 (-4%)	1mo	$115,000	$73	63
6381 Kims Drive B150	0.45mi	3/2.0 (+1)	1,508 (-8%)	1mo	$128,000	$85	60
1015 Volkman Dr	0.33mi	3/2.0 (+1)	1,848 (+13%)	1mo	$196,000	$106	57
6366 Murphy Dr	0.39mi	3/2.0 (+1)	1,474 (-10%)	5mo	$130,000	$88	56
6415 Murphy Dr	0.67mi	3/2.0 (+1)	1,560 (-4%)	0mo	$149,000	$96	56
6344 Kims Dr	0.67mi	3/2.0 (+1)	1,568 (-4%)	3mo	$147,000	$94	54

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $24,211
• Equity at exit: $20,114

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $80,493
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $723

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 60%

Sensitivity live

Price	-10% $816	-5% $769	+0% $723	+5% $676	+10% $630
Rent	-10% $557	-5% $640	+0% $723	+5% $806	+10% $888
Rate	-1.0pp $791	-0.5pp $757	base $723	+0.5pp $688	+1.0pp $652

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$2,122	$1.67	3d	17	0.52mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	1.20mi

Listing history 1 events

1. 2026-05-20
   listed $134,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $25,141
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$3,924
• Taxable income: $6,940
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $7,009/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

Good 80/100 Cosmetic rehab

This well-maintained manufactured home is in good condition with minimal repairs needed. A fresh coat of paint and some routine maintenance can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing property value and reducing maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing property value and reducing maintenance costs. ↑

ⓘ 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

1 event — show timeline

• 2026-05-20 Listed $134,900 UNYREIS