52 Tidd Ave · Victor, NY 14425

$39,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 10 Days on market

Built 1988 Est $44k · 10% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +11.8/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home right in the heart of Farmington! This remodeled 3 bed, 2 bath home blends modern elegance with cozy comfort. Step right inside to discover open concept living space featuring brand new flooring, fresh paint, and new windows. The master bedroom is accompanied by its own private bathroom with walk in shower. Two additional bedrooms allowing ample space for friends, family, guests, or at home office. Outside enjoy low-maintenance yard and convenient access to Canandaigua/Victor area. Lot rent is $594/month and must obtain Park Approval. Public open house Saturday 24th 11am-12:30pm and Sunday 3pm-5pm Offers due 5/30/25 at 5pm!

Key facts

• Built 1988
• Listed 10 days

Property features AI

Finance

• Financial info: Monthly land lease: $620

Exterior

• Parking: No garage
• Utilities: Electricity connected; Water connected (public); Sewer connected
• Home design: Single-wide mobile home; 1 story; Existing/resale property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Blacktop driveway; Leased propane tank; Shed(s) / storage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Propane heating; Wall cooling unit(s)
• Interior features: Ceiling fan(s); Country kitchen; Kitchen island
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $40k).
• Cap rate 58.4% 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: 72 active listings in the ZIP; 2 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 ($95k/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 $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $31k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $39,900

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. 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?
3. 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.
4. 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.
5. 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: 6.38% ✓
• Cap rate: 58.44%
• Cash-on-cash: 186.22%
• DSCR: 9.29
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $44,100
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Tidd Ave	0.00mi	3/2.0	980 (0%)	11mo	$31,000	$32	91
128 Tidd Cir	0.13mi	3/2.0	980 (0%)	9mo	$72,500	$74	86
116 Tidd Cir	0.13mi	3/2.0	952 (-3%)	11mo	$44,900	$47	80
43 Tidd Ave	0.06mi	3/2.0	1,056 (+8%)	11mo	$48,000	$45	75
3 Fred Dr	0.35mi	3/1.0	980 (0%)	6mo	$12,000	$12	75
107 Tidd Cir	0.10mi	3/2.0	1,056 (+8%)	20mo	$39,900	$38	66
57 Northrup Ln	0.40mi	2/2.0 (-1)	952 (-3%)	11mo	$44,000	$46	63

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: —
• Equity multiple: 10.31×
• Total profit: $103,995
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 21.85×
• Total profit: $232,899
• Equity at exit: $3,450

Cash invested: $11,172 (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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $1,734

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 27%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	2d	17	0.61mi
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	2d	12	1.26mi

Listing history 8 events

1. 2026-06-18
   days on market $39,900 Active 10 DOM
2. 2026-06-17
   days on market $39,900 Active 9 DOM
3. 2026-06-16
   days on market $39,900 Active 8 DOM
4. 2026-06-15
   days on market $39,900 Active 7 DOM
5. 2026-06-13
   days on market $39,900 Active 5 DOM
6. 2026-06-10
   days on market $39,900 Active 2 DOM
7. 2026-06-09
   remarks 127-char remark
8. 2026-06-09
   listed $39,900 Active 1 DOM

ⓘ 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 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: $30,524
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$1,161
• Taxable income: $21,446
• Est. tax owed @ 24.0%: −$5,147
• After-tax cash flow: $15,658/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

• County: Ontario County · 58,989 people
• City population: 16,364
• Metro: Rochester, NY
• Population (ZIP): 13,839
• Household income: $94,609
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 257.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -47.59%
• Current HPI: 267.0192
• 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

+33.4% since first listed

5 events — show timeline

• 2026-06-08 Listed $39,900 UNYREIS
• 2025-08-01 Sold (MLS) $31,000 UNYREIS
• 2025-06-04 Pending — UNYREIS
• 2025-05-30 Listing Removed — UNYREIS
• 2025-05-20 Listed $29,900 UNYREIS