5555 Purdy Rd #55 · Canandaigua, NY 14424

$95,000

3 bd · 1.5 ba · 1,680 sqft · Manufactured public records · 140 Days on market

Built 1975 4,356 sqft lot $57/sqft · 14% below area Est $110k · 14% under ↓ 24% since listing

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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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED $15,900! Lovely familysized manufactured home in sought after Canandaigua Country Estates. Freshly remodeled and redecorated. 1st floor laundry. Primary First floor suite. 2 CATS OK, EMOTIONAL DOG OK

Key facts

• 4,356 sq ft lot
• Built 1975
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $657 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 2.22% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.52%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $109,950
• List price: $95,000
• Delta: -13.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5555 Purdy Road #72	0.00mi	3/2.0	1,456 (-13%)	2mo	$89,900	$62	74
47 Purdy Rd #47	0.29mi	3/2.0	1,568 (-7%)	3mo	$130,000	$83	71
5555 Purdy Rd #7	0.23mi	3/2.0	1,848 (+10%)	13mo	$74,900	$41	60

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 3.26×
• Total profit: $60,048
• Equity at exit: $14,165

10-year hold

• IRR: 56.0%
• Equity multiple: 7.99×
• Total profit: $185,886
• Equity at exit: $8,214

Cash invested: $26,600 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,009

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 47%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2357 Brickyard Rd Canandaigua, NY	2.0–3.0	2.0–2.5	1341	$2,460	$1.83	2d	7	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 140 DOM
2. 2026-06-17
   days on market $95,000 Active 139 DOM
3. 2026-06-16
   days on market $95,000 Active 138 DOM
4. 2026-06-15
   days on market $95,000 Active 137 DOM
5. 2026-06-13
   days on market $95,000 Active 135 DOM
6. 2026-06-13
   days on market $95,000 Active 134 DOM
7. 2026-06-10
   days on market $95,000 Active 132 DOM
8. 2026-06-09
   days on market $95,000 Active 131 DOM
9. 2026-06-09
   days on market $95,000 Active 130 DOM
10. 2026-06-07
    days on market $95,000 Active 129 DOM
11. 2026-06-03
    days on market $95,000 Active 125 DOM
12. 2026-06-03
    days on market $95,000 Active 124 DOM
13. 2026-06-01
    days on market $95,000 Active 123 DOM
14. 2026-05-31
    days on market $95,000 Active 122 DOM
15. 2026-05-06
    price $95,000 213-char remark

    Show marketing remark (213 chars)

    JUST REDUCED $15,900! Lovely familysized manufactured home in sought after Canandaigua Country Estates. Freshly remodeled and redecorated. 1st floor laundry. Primary First floor suite. 2 CATS OK, EMOTIONAL DOG OK

16. 2026-02-20
    price $109,900 213-char remark

    Show marketing remark (213 chars)

    JUST REDUCED $15,900! Lovely familysized manufactured home in sought after Canandaigua Country Estates. Freshly remodeled and redecorated. 1st floor laundry. Primary First floor suite. 2 CATS OK, EMOTIONAL DOG OK

17. 2026-01-29
    listed $119,900 Active 213-char remark

    Show marketing remark (213 chars)

    JUST REDUCED $15,900! Lovely familysized manufactured home in sought after Canandaigua Country Estates. Freshly remodeled and redecorated. 1st floor laundry. Primary First floor suite. 2 CATS OK, EMOTIONAL DOG OK

18. 2026-01-28
    historical
19. 2025-12-18
    price $119,000
20. 2025-10-28
    price $129,000
21. 2025-10-28
    listed $124,900 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,300
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$2,764
• Taxable income: $11,267
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $9,405/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

Amenities F Commute A+ Cost of living B Crime B- Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 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: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• 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

-23.9% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $95,000 UNYREIS
• 2026-02-20 Price Changed $109,900 UNYREIS
• 2026-01-29 Listed $119,900 UNYREIS
• 2026-01-28 Listing Removed — UNYREIS
• 2025-12-18 Price Changed $119,000 UNYREIS
• 2025-10-28 Price Changed $129,000 UNYREIS
• 2025-10-28 Listed $124,900 UNYREIS