28 Penview Dr Unit PE28 · St. John Fisher College, NY 14625

$122,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 131 Days on market

Built 2026 Good condition $116/sqft · 62% above area

---

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 +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

Key facts

• Built 2026
• Listed 131 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

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; 8 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 $850 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $108,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $75,882
• List price: $122,900
• Delta: 61.96%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oakside Dr	0.15mi	3/2.0	1,056 (0%)	2mo	$72,000	$68	92
25 Patio Dr	0.11mi	3/2.0	960 (-9%)	6mo	$72,500	$76	75
27 Glazer Dr	0.14mi	2/2.0 (-1)	1,100 (+4%)	9mo	$65,000	$59	74
8 Harway Dr	0.08mi	3/2.0	1,173 (+11%)	7mo	$73,500	$63	72
2 Beatrice	0.25mi	3/2.0	1,143 (+8%)	9mo	$90,000	$79	67
26 Fondiller Ave	0.15mi	3/2.0	1,200 (+14%)	5mo	$71,000	$59	66
26 Ewald Dr	0.22mi	2/1.0 (-1)	960 (-9%)	3mo	$113,777	$119	63
36 Wayside Dr	0.23mi	2/1.5 (-1)	924 (-12%)	2mo	$54,900	$59	60
2 Easy St	0.37mi	2/1.0 (-1)	980 (-7%)	3mo	$40,000	$41	60
11 Bittersweet Dr	0.41mi	3/2.0	1,150 (+9%)	11mo	$77,000	$67	57
27 Ewald Dr	0.26mi	2/2.0 (-1)	907 (-14%)	8mo	$90,000	$99	52
25 Ewald Dr	0.25mi	2/2.0 (-1)	907 (-14%)	9mo	$88,000	$97	52

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $39,530
• Equity at exit: $18,325

10-year hold

• IRR: 35.1%
• Equity multiple: 4.23×
• Total profit: $111,062
• Equity at exit: $10,626

Cash invested: $34,412 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,844/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $933

Break-even live

Break-even rent $1,075

Max offer price $122,900

Occupancy floor 54%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.63mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	2d	1	0.98mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	1.03mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	1.28mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	43d	1	1.29mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	1.37mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	2d	1	1.46mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	2d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $122,900 Active 131 DOM
2. 2026-06-17
   days on market $122,900 Active 130 DOM
3. 2026-06-16
   days on market $122,900 Active 129 DOM
4. 2026-06-15
   days on market $122,900 Active 128 DOM
5. 2026-06-13
   days on market $122,900 Active 126 DOM
6. 2026-06-10
   days on market $122,900 Active 123 DOM
7. 2026-06-09
   days on market $122,900 Active 122 DOM
8. 2026-06-09
   days on market $122,900 Active 121 DOM
9. 2026-06-07
   days on market $122,900 Active 120 DOM
10. 2026-06-03
    days on market $122,900 Active 116 DOM
11. 2026-06-03
    days on market $122,900 Active 115 DOM
12. 2026-06-01
    days on market $122,900 Active 114 DOM
13. 2026-05-31
    days on market $122,900 Active 113 DOM
14. 2026-04-23
    status Active 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

15. 2026-04-22
    historical 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

16. 2026-03-31
    status Active 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

17. 2026-03-31
    historical 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

18. 2026-03-27
    status Active 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

19. 2026-03-27
    historical 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

20. 2026-03-05
    status Active 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

21. 2026-03-05
    historical 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

22. 2026-02-05
    listed $122,900 Active 98-char remark

    Show marketing remark (98 chars)

    Unlock the Door to Your Dream Home! Call to Schedule Your Tour Today or SELF TOUR THIS HOME TODAY!

ⓘ 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: $27,071
• − Mortgage interest: −$6,884
• − Property taxes: −$1,844
• − Insurance: −$614
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$3,575
• Taxable income: $9,822
• Est. tax owed @ 24.0%: −$2,357
• After-tax cash flow: $8,837/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 manufactured home is in good condition with minimal repairs needed. Painting the exterior and improving landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental appeal
• Both New flooring — Improves living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Both New flooring — Improves living space and rental appeal ↑

ⓘ 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

Price history

9 events — show timeline

• 2026-04-23 Relisted — Zillow
• 2026-04-22 Delisted — Zillow
• 2026-03-31 Relisted — Zillow
• 2026-03-31 Delisted — Zillow
• 2026-03-27 Relisted — Zillow
• 2026-03-27 Delisted — Zillow
• 2026-03-05 Relisted — Zillow
• 2026-03-05 Delisted — Zillow
• 2026-02-05 Listed $122,900 Zillow