9 Lynaugh Rd · Victor, NY 14564

$249,900

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 8 Days on market

Built 1970 0.26 ac lot $250/sqft · 29% above area Est $287k · 13% under

---

Why this score? — see what drove the D 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).

• ARV discount +13.3/15.0
• Cash flow +8.7/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated Raised Ranch with 2 Bedrooms and 1 bath. Primary Bedroom is HUGE (previously 2 bedrooms). Walkable to Victor Village and K-12 School Campus! Updates include NEW TEAR OFF ROOF 2024! Water tank 2021. All rooms freshly painted, new flooring in kitchen and carpeting throughout. All new LED lighting including new switches and outlets plus added closet lighting and ceiling fans. Lower Level includes several daylight windows and ready to be finished! Finish this space and add THOUSANDS in equity! Waterproofing system and new sump pump. Large Backyard is mostly fenced. Furnace and A/C cleaned and inspected July 2024. Ducts Cleaned 2020. GREENLIGHT HIGH SPEED INTERNET! Avg RGE $110/Month. Village location includes garbage and brush/leaf pickup. Quick Closing Preferred. Battery Operated Lawn and Maintenance Equipment Included. TURN KEY HOUSE! $500 credit for 2 windows with failed seals. SHOWINGS Monday-Thursday with Delayed Negotiations FRIDAY JULY 12th at 10am.

Key facts

• Updated cabinetry
• Updated vanity
• Finished lower level

Tags

• FULLY RENOVATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• UPDATED CABINETRY
• FINISHED LOWER LEVEL
• UPDATED VANITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Existing construction; Vinyl siding; Block foundation
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot (75 x 150)

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in kitchen layout
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Programmable thermostat; Full basement, partially finished, with sump pump
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (24.2% below list).
• Recommended offer: $190k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 1 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 $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $189,536 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.0

CMA / ARV

• ARV (median comp): $286,786
• List price: $249,900
• Delta: -12.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-53,931
• Equity at exit: $37,261

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-64,215
• Equity at exit: $21,607

Cash invested: $69,972 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-211

Break-even live

Break-even rent $2,163

Max offer price $212,586

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 W Main St Victor, NY	3.0	1.0	849	$2,150	$2.53	19d	1	0.76mi

Listing history 10 events

1. 2026-05-15
   status Pending 900-char remark
2. 2026-05-06
   listed $249,900 Active 900-char remark
3. 2024-08-19
   soldstatus $223,000
4. 2024-08-16
   soldstatus $223,000 Closed 987-char remark

   Show marketing remark (987 chars)

   Beautifully updated Raised Ranch with 2 Bedrooms and 1 bath. Primary Bedroom is HUGE (previously 2 bedrooms). Walkable to Victor Village and K-12 School Campus! Updates include NEW TEAR OFF ROOF 2024! Water tank 2021. All rooms freshly painted, new flooring in kitchen and carpeting throughout. All new LED lighting including new switches and outlets plus added closet lighting and ceiling fans. Lower Level includes several daylight windows and ready to be finished! Finish this space and add THOUSANDS in equity! Waterproofing system and new sump pump. Large Backyard is mostly fenced. Furnace and A/C cleaned and inspected July 2024. Ducts Cleaned 2020. GREENLIGHT HIGH SPEED INTERNET! Avg RGE $110/Month. Village location includes garbage and brush/leaf pickup. Quick Closing Preferred. Battery Operated Lawn and Maintenance Equipment Included. TURN KEY HOUSE! $500 credit for 2 windows with failed seals. SHOWINGS Monday-Thursday with Delayed Negotiations FRIDAY JULY 12th at 10am.

5. 2024-07-13
   status Pending 987-char remark

   Show marketing remark (987 chars)

   Beautifully updated Raised Ranch with 2 Bedrooms and 1 bath. Primary Bedroom is HUGE (previously 2 bedrooms). Walkable to Victor Village and K-12 School Campus! Updates include NEW TEAR OFF ROOF 2024! Water tank 2021. All rooms freshly painted, new flooring in kitchen and carpeting throughout. All new LED lighting including new switches and outlets plus added closet lighting and ceiling fans. Lower Level includes several daylight windows and ready to be finished! Finish this space and add THOUSANDS in equity! Waterproofing system and new sump pump. Large Backyard is mostly fenced. Furnace and A/C cleaned and inspected July 2024. Ducts Cleaned 2020. GREENLIGHT HIGH SPEED INTERNET! Avg RGE $110/Month. Village location includes garbage and brush/leaf pickup. Quick Closing Preferred. Battery Operated Lawn and Maintenance Equipment Included. TURN KEY HOUSE! $500 credit for 2 windows with failed seals. SHOWINGS Monday-Thursday with Delayed Negotiations FRIDAY JULY 12th at 10am.

6. 2024-07-08
   listed $169,900 Active 987-char remark

   Show marketing remark (987 chars)

   Beautifully updated Raised Ranch with 2 Bedrooms and 1 bath. Primary Bedroom is HUGE (previously 2 bedrooms). Walkable to Victor Village and K-12 School Campus! Updates include NEW TEAR OFF ROOF 2024! Water tank 2021. All rooms freshly painted, new flooring in kitchen and carpeting throughout. All new LED lighting including new switches and outlets plus added closet lighting and ceiling fans. Lower Level includes several daylight windows and ready to be finished! Finish this space and add THOUSANDS in equity! Waterproofing system and new sump pump. Large Backyard is mostly fenced. Furnace and A/C cleaned and inspected July 2024. Ducts Cleaned 2020. GREENLIGHT HIGH SPEED INTERNET! Avg RGE $110/Month. Village location includes garbage and brush/leaf pickup. Quick Closing Preferred. Battery Operated Lawn and Maintenance Equipment Included. TURN KEY HOUSE! $500 credit for 2 windows with failed seals. SHOWINGS Monday-Thursday with Delayed Negotiations FRIDAY JULY 12th at 10am.

7. 2020-06-05
   soldstatus $88,200 Closed Sale or Rented

   Show marketing remark (488 chars)

   INVEST IN YOUR FUTURE: Begin NOW at 9 Lynaugh Rd, Victor Village! Cost effective, raised ranch just waiting for your decorating touches! Upper level kitchen opens to living room. Also, two bedrooms, full bath. Spacious basement is designed for future living area. Yard is large, private, 75' x 150', perfect for entertainment! Please note, square footage reflects living area. Basement finishing is removed. Hard to resist - easy to buy - but HURRY, don't wait, call NOW for details.

8. 2020-03-06
   status Pending Sale

   Show marketing remark (488 chars)

   INVEST IN YOUR FUTURE: Begin NOW at 9 Lynaugh Rd, Victor Village! Cost effective, raised ranch just waiting for your decorating touches! Upper level kitchen opens to living room. Also, two bedrooms, full bath. Spacious basement is designed for future living area. Yard is large, private, 75' x 150', perfect for entertainment! Please note, square footage reflects living area. Basement finishing is removed. Hard to resist - easy to buy - but HURRY, don't wait, call NOW for details.

9. 2020-02-27
   listed $62,000 Active

   Show marketing remark (488 chars)

   INVEST IN YOUR FUTURE: Begin NOW at 9 Lynaugh Rd, Victor Village! Cost effective, raised ranch just waiting for your decorating touches! Upper level kitchen opens to living room. Also, two bedrooms, full bath. Spacious basement is designed for future living area. Yard is large, private, 75' x 150', perfect for entertainment! Please note, square footage reflects living area. Basement finishing is removed. Hard to resist - easy to buy - but HURRY, don't wait, call NOW for details.

10. 2007-09-13
    soldstatus $110,000

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,875 · $323/mo
• Expected delta: +$348/yr (+$29/mo · 9.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,744
• − Mortgage interest: −$13,998
• − Property taxes: −$3,527
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$7,270
• Taxable loss: −$6,940
• Est. tax savings @ 24.0%: +$1,666
• After-tax cash flow: $-869/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

• Census place: Victor, NY
• 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

+127.2% since first listed

10 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-06 Listed $249,900 UNYREIS
• 2024-08-19 Sold (Public Records) $223,000 Public Records
• 2024-08-16 Sold (MLS) $223,000 UNYREIS
• 2024-07-13 Pending — UNYREIS
• 2024-07-08 Listed $169,900 UNYREIS
• 2020-06-05 Sold (MLS) $88,200 WNYREIS
• 2020-03-06 Pending — WNYREIS
• 2020-02-27 Listed $62,000 WNYREIS
• 2007-09-13 Sold (Public Records) $110,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,527 · -0.5% YoY. Source: county tax records.