5 Skyview Dr · St. John Fisher College, NY 14626

$54,900

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 16 Days on market

Built 2000 Average condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in Penfield with Penfield Schools! This spacious 3-bedroom, 2 full bathroom home offers comfortable living space in a convenient location close to shopping, restaurants, and expressway access. Inside, you’ll find a functional layout with generously sized living spaces and room to spread out. Major updates provide peace of mind, including a new roof, newer furnace, tankless hot water system, and central air for year-round comfort. Plus, a generator hookup adds extra convenience and preparedness. Whether you’re looking for an affordable primary residence, downsizing, or just want low-maintenance living in a great location, this home offers incredible value. Don&r

Key facts

• Newer furnace
• Penfield schools
• Generator hookup

Tags

• PENFIELD SCHOOLS
• NEW ROOF
• NEWER FURNACE
• TANKLESS HOT WATER SYSTEM
• CENTRAL AIR
• GENERATOR HOOKUP

Property features AI

Finance

• HOA & community: Land lease: $805

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Double-wide mobile home; Single-story (1 story); Resale property
• Construction: Vinyl siding
• Exterior features: Propane tank (leased); Shed(s) and additional storage; Irregular-shaped lot; See remarks for additional exterior details

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Microwave; Refrigerator; Range hood; Garbage disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring throughout
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating (propane); Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Solid surface counters; Primary bedroom with private bath
• Laundry & utility: Main-level laundry with washer and dryer; Tankless water heater; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.0% vs local median 16.6% in St. John Fisher College — 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 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.
• Zoned schools: Indian Landing Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 542 students, 22% 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: Rents rising (+2.5%/yr); 126 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/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 $380 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

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. 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.
3. 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.
4. 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: 3.58% ✓
• Cap rate: 31.98%
• Cash-on-cash: 91.75%
• DSCR: 5.08
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $130,378
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Penview Dr	0.03mi	4/2.0 (+1)	1,404 (+1%)	9mo	$155,000	$110	84
34 Ewald Dr	0.17mi	3/2.0	1,387 (0%)	11mo	$130,000	$94	83
1 Beatrice Dr	0.17mi	3/2.0	1,387 (0%)	13mo	$132,000	$95	81
36 Sebastian Dr	0.27mi	3/2.0	1,387 (0%)	10mo	$130,000	$94	79
7 Skyway Dr	0.11mi	4/2.0 (+1)	1,456 (+5%)	8mo	$134,000	$92	75
23 Ewald Dr	0.17mi	3/2.0	1,387 (0%)	20mo	$136,000	$98	75
26 Fondiller Ave	0.22mi	3/2.0	1,200 (-14%)	5mo	$71,000	$59	63
27 Elderberry Cir	0.27mi	3/2.0	1,300 (-6%)	24mo	$90,000	$69	57

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 91.9%
• Equity multiple: 5.23×
• Total profit: $65,003
• Equity at exit: $8,186

10-year hold

• IRR: 94.7%
• Equity multiple: 10.70×
• Total profit: $149,110
• Equity at exit: $4,747

Cash invested: $15,372 (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 14626

• Home prices YoY: -31.4%
• Rents YoY: 2.5%
• Active inventory: 126
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,175

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,213	-5% $1,194	+0% $1,175	+5% $1,156	+10% $1,137
Rent	-10% $1,020	-5% $1,098	+0% $1,175	+5% $1,253	+10% $1,331
Rate	-1.0pp $1,203	-0.5pp $1,189	base $1,175	+0.5pp $1,161	+1.0pp $1,147

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	4d	10	0.58mi
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	4d	1	0.81mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	4d	1	1.01mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	4d	1	1.05mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	25d	1	1.32mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	1.34mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	4d	1	1.49mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $54,900 Pending 16 DOM
2. 2026-06-10
   days on market $54,900 Active Under Contract 14 DOM
3. 2026-06-09
   days on market $54,900 Active Under Contract 13 DOM
4. 2026-06-09
   days on market $54,900 Active Under Contract 12 DOM
5. 2026-06-07
   statusdays on market $54,900 Active Under Contract 11 DOM
6. 2026-06-03
   days on market $54,900 Active 7 DOM
7. 2026-06-03
   days on market $54,900 Active 6 DOM
8. 2026-06-01
   days on market $54,900 Active 5 DOM
9. 2026-05-31
   days on market $54,900 Active 4 DOM
10. 2026-05-27
    listed $54,900 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 (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: $23,616
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$1,597
• Taxable income: $14,067
• Est. tax owed @ 24.0%: −$3,376
• After-tax cash flow: $10,728/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 · 12 photos

Average 55/100 Moderate rehab

This 3-bedroom, 2-bathroom home in Penfield, NY, requires moderate repairs and maintenance to improve its condition and value. Fresh paint and minor updates to the kitchen and bathrooms can significantly enhance its appeal.

Repairs flagged

• Minor Paint — Light wear
• Minor Flooring — Light wear
• Minor Kitchen cabinets — Light wear
• Minor Bathroom fixtures — Light wear

Value-add opportunities

• Resale Paint — Fresh paint can make a home look more appealing
• Resale Flooring — New flooring can improve the home's appearance and functionality
• Resale Kitchen cabinets — Fresh paint and minor updates can make the kitchen more inviting
• Resale Bathroom fixtures — Fresh paint and minor updates can make the bathroom more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light wear	Minor	$500–3,000
Flooring · Light wear	Minor	$500–3,000
Kitchen cabinets · Light wear	Minor	$500–3,000
Bathroom fixtures · Light wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint — Fresh paint can make a home look more appealing ↑
• Resale Flooring — New flooring can improve the home's appearance and functionality ↑
• Resale Kitchen cabinets — Fresh paint and minor updates can make the kitchen more inviting ↑
• Resale Bathroom fixtures — Fresh paint and minor updates can make the bathroom more inviting ↑

ⓘ 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

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 29,273
• Household income: $78,204
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 810.0

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 (77%)
• Race & ethnicity: White 77% Black 9% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 1%

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: ▼ -113.91%
• Current HPI: 248.9836
• Rent YoY: ▲ 2.50%
• 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

• 2026-05-27 Listed $54,900 UNYREIS