6365 Kims Dr #346 · Victor, NY 14564

$149,900

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 1 Days on market

Built 2001 6,970 sqft lot Est $153k · at est.

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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 +8.3/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6365 Kims Drive, a bright and inviting 3-bedroom, 2-full-bath home located in the highly sought-after Gypsum Mills Community! Offering comfortable one-floor living, great natural light, and access to an incredible list of amenities, this home makes everyday living feel easy, active, and enjoyable. A welcoming front deck sets the tone, creating the perfect place for morning coffee or a quiet evening outside. Inside, the main living space feels open and airy with vaulted ceilings, large windows, and warm wood-look flooring throughout the living and dining areas. The living room offers plenty of space to gather, while the dining area flows easily into the kitchen for everyday living

Key facts

• Large windows
• Wood-look flooring
• Front deck

Tags

• FRONT DECK
• VAULTED CEILINGS
• LARGE WINDOWS
• WOOD-LOOK FLOORING
• GENEROUS CABINET STORAGE
• BREAKFAST BAR

Property features AI

Finance

• Other: Irregular residential lot
• Financial info: Land lease applies
• HOA & community: Community clubhouse; Community golf course; Community pool; Community tennis courts

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story (1 story); Double wide body type (manufactured/mobile); Resale property; Metal roof; Vinyl siding; Entry faces city street
• Construction: Vinyl siding construction; Metal roof; Crawl space foundation; Existing (built prior to current listing)
• Exterior features: Blacktop driveway; Deck; Shed(s)/storage; Association pool

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Accessible approach with ramp; Breakfast bar; Ceiling fan(s); Separate/formal living room; Living/dining room; Bath in primary bedroom; Main level primary suite; Bedroom on main level
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 14.0% 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: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,900

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: 1.64% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $152,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6393 Kims Dr Unit B144C	0.13mi	3/2.0	1,620 (-0%)	1mo	$109,040	$67	93
6382 Roberts Dr	0.10mi	3/2.0	1,680 (+3%)	2mo	$165,000	$98	88
6397 Lambert St Unit B085	0.18mi	3/2.0	1,568 (-3%)	1mo	$115,000	$73	85
6381 Kims Drive B150	0.08mi	3/2.0	1,508 (-7%)	1mo	$128,000	$85	83
971 Gypsum Mills St #441	0.14mi	3/2.0	1,720 (+6%)	2mo	$128,500	$75	82
6366 Murphy Dr	0.02mi	3/2.0	1,474 (-9%)	5mo	$130,000	$88	79
6415 Murphy Dr	0.33mi	3/2.0	1,560 (-4%)	0mo	$149,000	$96	78
6344 Kims Dr	0.33mi	3/2.0	1,568 (-3%)	3mo	$147,000	$94	76
6289 Lambert St	0.38mi	3/2.0	1,682 (+4%)	2mo	$180,000	$107	75
999 Volkman Dr	0.21mi	3/2.0	1,782 (+10%)	2mo	$160,000	$90	73
6300 Lambert St #535	0.29mi	3/2.0	1,760 (+8%)	1mo	$205,000	$116	71
1015 Volkman Dr	0.20mi	3/2.0	1,848 (+14%)	1mo	$196,000	$106	67

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $37,092
• Equity at exit: $22,351

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $111,337
• Equity at exit: $12,961

Cash invested: $41,972 (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 14564

• Home prices YoY: -12.8%
• Active inventory: 110
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $964

Break-even live

Break-even rent $1,234

Max offer price $149,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,049	-5% $1,006	+0% $964	+5% $921	+10% $879
Rent	-10% $770	-5% $867	+0% $964	+5% $1,061	+10% $1,158
Rate	-1.0pp $1,039	-0.5pp $1,002	base $964	+0.5pp $925	+1.0pp $885

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: $37,475
• Closing costs: $4,497
• 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	3d	17	0.31mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	0.86mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $149,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,518 · $126/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$508/yr (+$42/mo · 33.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $29,450
• − Mortgage interest: −$8,397
• − Property taxes: −$1,518
• − Insurance: −$750
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$4,361
• Taxable income: $9,713
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $9,234/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): 16,364
• Household income: $115,625
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 357.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 7% · South Korea, Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 1% German/W. Germanic 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: ▼ -40.90%
• Current HPI: 279.9821
• 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

1 event — show timeline

• 2026-06-18 Listed $149,900 UNYREIS

Property tax history

+10.4%/yr

Latest (2025): $1,518 · -1.1% YoY. Source: county tax records.