6437 Sterling Cir · Victor, NY 14564

$199,900

3 bd · 1.5 ba · 1,300 sqft · Condo public records · 11 Days on market

Built 1985 $255/mo HOA · 11% of rent

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• 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 home to this beautifully updated 1,300 sq. ft. townhome, where modern upgrades and a functional layout come together for comfortable everyday living. Freshly painted, the interior showcases stylish luxury vinyl plank flooring throughout and brand-new carpeting on the stairs. The inviting first floor features an open-concept design, creating a seamless flow between the living, dining, and kitchen areas. The well-appointed kitchen offers ample cabinet space and a convenient pantry, while a nearby powder room adds everyday practicality. The dining area opens directly onto a spacious deck, providing the perfect setting for outdoor dining, entertaining, or simply relaxing while enjoying

Key facts

• Open-concept design
• Brand-new carpeting
• Spacious deck

Tags

• LUXURY VINYL PLANK FLOORING
• BRAND-NEW CARPETING
• OPEN-CONCEPT DESIGN
• AMPLE CABINET SPACE
• CONVENIENT PANTRY
• SPACIOUS DECK

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs allowed with number limit)
• HOA & community: Association: Realty Performance Group; Monthly association fee of $255; Association fee covers insurance, structure maintenance, reserve fund, snow removal, and trash

Exterior

• Parking: Attached covered garage; 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Resale property; City street frontage; Cul-de-sac lot; Rectangular residential lot (approx. 20 x 78)
• Construction: Brick and vinyl siding exterior; Asphalt roof; Full basement (partially finished)
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Freezer; Garbage disposal; Refrigerator
• Bedrooms: Total rooms include living and recreation spaces (9 total rooms); Basement level includes additional living/recreation space
• Flooring: Carpet; Luxury vinyl; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen island; Pantry; Walk-in pantry; Programmable thermostat
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.4% 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: 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $200k implies a 157% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-20,688
• Equity at exit: $29,806

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,402
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,308 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$83
• HOA: −$255
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $181

Break-even live

Break-even rent $2,080

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $294	-5% $237	+0% $181	+5% $124	+10% $68
Rent	-10% $-2	-5% $90	+0% $181	+5% $272	+10% $363
Rate	-1.0pp $281	-0.5pp $232	base $181	+0.5pp $129	+1.0pp $76

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	0.48mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	3d	17	0.82mi
198 E Main St Unit 200 Victor, NY	2.0	1.0	1160	$1,525	$1.31	44d	1	1.18mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-15
   status $199,900 Pending 11 DOM
2. 2026-06-13
   days on market $199,900 Active 11 DOM
3. 2026-06-10
   days on market $199,900 Active 8 DOM
4. 2026-06-09
   days on market $199,900 Active 7 DOM
5. 2026-06-09
   days on market $199,900 Active 6 DOM
6. 2026-06-07
   days on market $199,900 Active 5 DOM
7. 2026-06-05
   days on market $199,900 Active 2 DOM
8. 2026-06-03
   remarks 699-char remark
9. 2026-06-03
   listed $199,900 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: $3,075 · $256/mo
• Projected year-2 tax: $3,227 · $269/mo
• Expected delta: +$152/yr (+$13/mo · 4.9%)

ⓘ 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 1/10 Low
• 🌡 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: $27,699
• − Mortgage interest: −$11,198
• − Property taxes: −$3,075
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$3,060
• − Depreciation: −$5,815
• Taxable loss: −$880
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,380/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

+247.7% since first listed

5 events — show timeline

• 2026-06-02 Listed $199,900 UNYREIS
• 2009-07-02 Sold (Public Records) $77,926 Public Records
• 2006-10-02 Sold (Public Records) $83,000 Public Records
• 2003-08-27 Sold (Public Records) $69,000 Public Records
• 1996-08-21 Sold (Public Records) $57,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,075 · -0.5% YoY. Source: county tax records.