5 Hillside Dr · Spencerport, NY 14559

$239,900

4 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 7 Days on market

Built 1954 0.30 ac lot $153/sqft · 8% below area Est $262k · 8% under

---

Why this score? — see what drove the D 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).

• ARV discount +11.3/15.0
• Cash flow +9.3/30.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this move-in ready Cape Cod/Ranch style home in the Village of Spencerport, set in a desirable, low-traffic neighborhood offering the perfect combination of privacy and walkability with easy access to schools, restaurants, and everything the Village has to offer! Plus, with multiple living spaces, a park like backyard and the option for true first floor living, this home checks all the boxes! Lovingly maintained for years, pride of ownership shines throughout. Beautiful hardwood floors flow through the spacious formal living room and continue into the eat-in kitchen, creating a warm and inviting feel from the moment you step inside. Enjoy the versatility of the back family

Key facts

• Park like backyard
• Eat in kitchen
• Cape cod ranch style

Tags

• CAPE COD RANCH STYLE
• MULTIPLE LIVING SPACES
• PARK LIKE BACKYARD
• TRUE FIRST FLOOR LIVING
• HARDWOOD FLOORS
• EAT IN KITCHEN

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story; Vinyl siding; Resale property
• Construction: Vinyl siding exterior; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Deck; Barbecue; Fully fenced yard; Shed(s)/storage; Corner lot; Irregular lot; Residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Water purifier (owned); Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level; Bedroom on main level
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Forced air heating; Window cooling units
• Interior features: Attic; Ceiling fan(s); Den; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Storm windows; Sliding doors; Has basement (full) with sump pump; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (7.8% below list).
• Recommended offer: $209k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.3% in Spencerport — 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 76/100 on livability (#237 in NY, #3,718 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime B+; Watch: amenities F, commute F.
• Spencerport Central School District (suburban): math 52% / reading 63% proficiency, ranked #248 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Canal View Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 442 students, 38% FRL); A M Cosgrove Middle School (math 32% / reading 53%, grade D-, #373 of 729 statewide, top 52%, 844 students, 39% FRL); Spencerport High School (math 95% / reading 96%, grade A+, #76 of 1,100 statewide, top 7%, 1,142 students, 40% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $240k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,135 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 9.0

CMA / ARV

• ARV (median comp): $261,976
• List price: $239,900
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Hillcrest Dr	0.12mi	4/1.5	1,572 (+0%)	7mo	$195,000	$124	88
2824 Nichols St	0.13mi	4/3.0	1,556 (-1%)	6mo	$290,000	$186	82
19 Hillside Dr	0.07mi	4/1.0	1,427 (-9%)	22mo	$180,000	$126	61
75 Maplewood Ave	0.28mi	3/2.0 (-1)	1,724 (+10%)	3mo	$353,105	$205	60
2762 Nichols St	0.40mi	3/2.0 (-1)	1,512 (-3%)	11mo	$302,762	$200	59
8 Timber Ridge Dr	0.46mi	3/2.5 (-1)	1,619 (+3%)	9mo	$350,000	$216	56
24 Coleman Ave	0.35mi	3/2.0 (-1)	1,552 (-1%)	24mo	$350,000	$226	55
116 Harwood Rd	0.65mi	3/2.0 (-1)	1,669 (+7%)	2mo	$320,000	$192	50
3 Village Trl	0.56mi	3/2.0 (-1)	1,588 (+1%)	24mo	$275,000	$173	45

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-49,771
• Equity at exit: $35,770

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-56,827
• Equity at exit: $20,742

Cash invested: $67,172 (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 14559

• Home prices YoY: -31.7%
• Active inventory: 73
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$564 /mo · $6,768/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-174

Break-even live

Break-even rent $2,433

Max offer price $209,135

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-106	+0% $-174	+5% $-242	+10% $-310
Rent	-10% $-349	-5% $-262	+0% $-174	+5% $-87	+10% $1
Rate	-1.0pp $-53	-0.5pp $-113	base $-174	+0.5pp $-236	+1.0pp $-300

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Land Re Way Spencerport, NY	2.0–3.0	2.0–2.5	1350	$2,150	$1.59	4d	1	0.87mi

Listing history 3 events

1. 2026-05-06
   status Pending 1264-char remark
2. 2026-04-29
   listed $239,900 Active 1264-char remark
3. 2002-07-29
   soldstatus $105,000

ⓘ 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: $6,768 · $564/mo
• Projected year-2 tax: $6,768 · $564/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,549
• − Mortgage interest: −$13,438
• − Property taxes: −$6,768
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$6,979
• Taxable loss: −$6,083
• Est. tax savings @ 24.0%: +$1,460
• After-tax cash flow: $-630/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: Spencerport Central School District
• NCES district ID: 3627780
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,920
• Composite: 50.58/100
• National rank: #1846
• State rank: #248 of 590 in NY

Livability — Spencerport

• Score: 76/100
• State rank: #237
• US rank: #3718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spencerport, NY
• County: Monroe County · 674,131 people
• City population: 17,200
• Metro: Rochester, NY
• Population (ZIP): 17,200
• Household income: $94,794
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 220.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -121.06%
• Current HPI: 260.3489
• 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

+128.5% since first listed

3 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $239,900 UNYREIS
• 2002-07-29 Sold (Public Records) $105,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $6,768 · +6.8% YoY. Source: county tax records.