441 Parkside Trl · Gananda, NY 14502

$325,000

3 bd · 2.5 ba · 1,556 sqft · SingleFamily public records · 9 Days on market

Built 2006 0.25 ac lot Est $350k · 7% under

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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).

• Cash flow +11.4/30.0
• ARV discount +10.7/15.0
• Schools +6.8/10.0
• 1% rule +4.2/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this stunning Penfield Schools colonial! Situated in a desirable & low traffic neighborhood, this almost 1,600 SqFt home with additional square footage in the finished basement has been meticulously maintained! Terrific curb appeal with mature landscaping, a welcoming front walkway & new tear off roof 2019. Gleaming hardwood floors create a welcoming first impression and continue into the eat-in kitchen highlighted by some new appliances, recessed lighting, maple cabinetry, quartz counters and a pantry! A formal dining room, large living room with custom blinds and 1/2 bath wrap up the 1st floor. 3 beds upstairs including the master with spacious ensuite & walk in closet. An additional ~600 SqFt of finished space in the lower level. Perfect for a rec room, office or multi-purposes space! Amazing possibilities! A slider brings you to the private backyard with a composite deck and ample flat green space! Other upgrades included: New carpet 2019 & fresh modern paint throughout. Offers due Monday July 24th 4PM.

Key facts

• Firepit
• Grading and drainage
• Extended driveway

Tags

• HARDWOOD FLOORS
• EXTENDED DRIVEWAY
• NEW SHED
• PAVER RETAINING WALL
• FIREPIT
• GRADING AND DRAINAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (7.7% below list).
• Recommended offer: $300k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Gananda — 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: area grade D — 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.
• Zoned schools: Harris Hill Elementary School (math 87% / reading 87%, grade A+, #69 of 2,108 statewide, top 4%, 427 students, 16% FRL); Bay Trail Middle School (math 59% / reading 78%, grade A, #94 of 729 statewide, top 13%, 1,113 students, 23% FRL); Penfield Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,424 students, 25% FRL).
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Wayne County in 2024 (90 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 $10k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $300,000 (7.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $350,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Parkside Trl	0.00mi	3/2.5	1,556 (0%)	1mo	$412,500	$265	100
562 Crows Nest Ln	0.10mi	3/1.0	1,560 (+0%)	1mo	$338,000	$217	88
573 Beaver Creek Rd	0.25mi	3/1.5	1,560 (+0%)	8mo	$302,000	$194	78
3504 Scenic Way	0.38mi	3/3.5	1,578 (+1%)	4mo	$355,000	$225	72
3479 W Walworth Rd	0.32mi	3/1.5	1,656 (+6%)	2mo	$380,000	$229	68
419 Everwild Ln	0.15mi	3/2.0	1,728 (+11%)	9mo	$440,000	$255	65
294 Mildahn Rd	0.49mi	3/2.5	1,440 (-8%)	1mo	$3,000	$2	64
3410 Dewberry Ln	0.34mi	3/1.5	1,560 (+0%)	19mo	$302,500	$194	64
201 Plumegrass Run	0.55mi	3/2.5	1,463 (-6%)	12mo	$340,000	$232	54
3145 W Walworth Rd	0.49mi	3/2.0	1,352 (-13%)	20mo	$325,000	$240	37
361 Rt-441	0.71mi	3/1.0	1,421 (-9%)	18mo	$213,000	$150	31
285 Farmview Dr	0.63mi	4/2.0 (+1)	1,780 (+14%)	18mo	$302,500	$170	24

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-59,672
• Equity at exit: $48,459

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-60,456
• Equity at exit: $28,100

Cash invested: $91,000 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$643 /mo · $7,719/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-113

Break-even live

Break-even rent $3,143

Max offer price $305,032

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-21	+0% $-113	+5% $-205	+10% $-297
Rent	-10% $-350	-5% $-232	+0% $-113	+5% $5	+10% $124
Rate	-1.0pp $51	-0.5pp $-30	base $-113	+0.5pp $-197	+1.0pp $-283

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Mildahn Rd Walworth, NY	3.0	2.5	1440	$3,000	$2.08	21d	1	0.47mi

Listing history 10 events

1. 2026-04-11
   status Pending
2. 2026-04-02
   listed $325,000 Active
3. 2023-09-25
   soldstatus $330,000
4. 2023-09-22
   soldstatus $330,000 Closed Sale or Rented 1057-char remark

   Show marketing remark (1057 chars)

   Don't miss this stunning Penfield Schools colonial! Situated in a desirable & low traffic neighborhood, this almost 1,600 SqFt home with additional square footage in the finished basement has been meticulously maintained! Terrific curb appeal with mature landscaping, a welcoming front walkway & new tear off roof 2019. Gleaming hardwood floors create a welcoming first impression and continue into the eat-in kitchen highlighted by some new appliances, recessed lighting, maple cabinetry, quartz counters and a pantry! A formal dining room, large living room with custom blinds and 1/2 bath wrap up the 1st floor. 3 beds upstairs including the master with spacious ensuite & walk in closet. An additional ~600 SqFt of finished space in the lower level. Perfect for a rec room, office or multi-purposes space! Amazing possibilities! A slider brings you to the private backyard with a composite deck and ample flat green space! Other upgrades included: New carpet 2019 & fresh modern paint throughout. Offers due Monday July 24th 4PM.

5. 2023-07-25
   status Under Contract- Do Not Show 1057-char remark

   Show marketing remark (1057 chars)

   Don't miss this stunning Penfield Schools colonial! Situated in a desirable & low traffic neighborhood, this almost 1,600 SqFt home with additional square footage in the finished basement has been meticulously maintained! Terrific curb appeal with mature landscaping, a welcoming front walkway & new tear off roof 2019. Gleaming hardwood floors create a welcoming first impression and continue into the eat-in kitchen highlighted by some new appliances, recessed lighting, maple cabinetry, quartz counters and a pantry! A formal dining room, large living room with custom blinds and 1/2 bath wrap up the 1st floor. 3 beds upstairs including the master with spacious ensuite & walk in closet. An additional ~600 SqFt of finished space in the lower level. Perfect for a rec room, office or multi-purposes space! Amazing possibilities! A slider brings you to the private backyard with a composite deck and ample flat green space! Other upgrades included: New carpet 2019 & fresh modern paint throughout. Offers due Monday July 24th 4PM.

6. 2023-07-19
   listed $274,900 Active 1057-char remark

   Show marketing remark (1057 chars)

   Don't miss this stunning Penfield Schools colonial! Situated in a desirable & low traffic neighborhood, this almost 1,600 SqFt home with additional square footage in the finished basement has been meticulously maintained! Terrific curb appeal with mature landscaping, a welcoming front walkway & new tear off roof 2019. Gleaming hardwood floors create a welcoming first impression and continue into the eat-in kitchen highlighted by some new appliances, recessed lighting, maple cabinetry, quartz counters and a pantry! A formal dining room, large living room with custom blinds and 1/2 bath wrap up the 1st floor. 3 beds upstairs including the master with spacious ensuite & walk in closet. An additional ~600 SqFt of finished space in the lower level. Perfect for a rec room, office or multi-purposes space! Amazing possibilities! A slider brings you to the private backyard with a composite deck and ample flat green space! Other upgrades included: New carpet 2019 & fresh modern paint throughout. Offers due Monday July 24th 4PM.

7. 2013-05-24
   soldstatus $170,000 626-char remark

   Show marketing remark (626 chars)

   * Penfield Schools! * Lovely community, surrounded by green space * This home (built in 2007) is like new! * Quality construction * Oak flooring in foyer and kitchen * Great room * Lovely formal dining room * Kitchen features maple cabinetry and quartz counters * Additional ~600 square feet of finished space in lower level - nicely done * Front porch and newer composite deck * Flat play/recreation area in back yard, backing to pretty hill/green space * Electric and gas (RG & E) average $154 per month * Standard STAR would reduce taxes shown to $5574 * So close to Penfield and Perinton! *

8. 2013-05-23
   soldstatus $174,900
9. 2013-05-23
   soldstatus $170,000
10. 2013-02-04
    listed $174,900 626-char remark

    Show marketing remark (626 chars)

    * Penfield Schools! * Lovely community, surrounded by green space * This home (built in 2007) is like new! * Quality construction * Oak flooring in foyer and kitchen * Great room * Lovely formal dining room * Kitchen features maple cabinetry and quartz counters * Additional ~600 square feet of finished space in lower level - nicely done * Front porch and newer composite deck * Flat play/recreation area in back yard, backing to pretty hill/green space * Electric and gas (RG & E) average $154 per month * Standard STAR would reduce taxes shown to $5574 * So close to Penfield and Perinton! *

ⓘ 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: $7,719 · $643/mo
• Projected year-2 tax: $7,719 · $643/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$18,205
• − Property taxes: −$7,719
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$9,455
• Taxable loss: −$6,764
• Est. tax savings @ 24.0%: +$1,623
• After-tax cash flow: $267/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: 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 — Gananda

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gananda, NY
• Population (ZIP): 10,515

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 3%
• Foreign-born: 4% · China, South Korea
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.25%
• Current HPI: 242.5682
• 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

+85.8% since first listed

10 events — show timeline

• 2026-04-11 Pending — UNYREIS
• 2026-04-02 Listed $325,000 UNYREIS
• 2023-09-25 Sold (Public Records) $330,000 Public Records
• 2023-09-22 Sold (MLS) $330,000 UNYREIS
• 2023-07-25 Pending — UNYREIS
• 2023-07-19 Listed $274,900 UNYREIS
• 2013-05-24 Sold (MLS) $170,000 UNYREIS
• 2013-05-23 Sold (Public Records) $170,000 Public Records
• 2013-05-23 Sold (Public Records) $174,900 Public Records
• 2013-02-04 Listed $174,900 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $7,719 · -2.5% YoY. Source: county tax records.