275 Ogden Center Rd · Spencerport, NY 14559

$199,900

3 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.46 ac lot Est $331k · 40% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

Key facts

• Three-season room
• Built-in fire pit
• First-floor laundry

Tags

• HANDICAP ACCESSIBLE BATHROOM
• FIRST-FLOOR LAUNDRY
• FINISHED LOWER LEVEL
• THREE-SEASON ROOM
• STAMPED CONCRETE PATIO
• BUILT-IN FIRE PIT

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Attached garage; Garage door opener; Driveway; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High speed internet available; Generator
• Home design: 3 stories; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Copper and PEX plumbing; Block and poured foundation
• Exterior features: Blacktop driveway; Concrete driveway; Patio; Private yard; Shed(s)/storage; See remarks

Interior

• Kitchen: Gas range; Gas oven; Microwave; Dishwasher; Refrigerator; Eat-in kitchen; Breakfast bar; Pantry; Walk-in pantry
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Luxury vinyl; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Breakfast bar; Ceiling fan(s); Den; Eat-in kitchen; Separate/formal living room; Pantry; Walk-in pantry; Storage; Bar; Bathroom rough-in; Accessible full bath; Accessible kitchen; Low threshold shower; Accessible doors
• Laundry & utility: Washer; Dryer; Laundry on main level; Accessible utilities or laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.3% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $193k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Leo Bernabi School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 375 students, 28% 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).
• Market conditions: 73 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago 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 $123k; list at $200k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $193,290 (3.3% 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 1960 — 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. 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: 1.03% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $330,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Ogden Center Rd	0.00mi	3/2.0	1,723 (0%)	1mo	$330,000	$192	100
8 Timber Ridge Dr	0.67mi	3/2.5	1,619 (-6%)	9mo	$350,000	$216	49
188 Ogden Center Rd	0.61mi	4/2.5 (+1)	1,920 (+11%)	2mo	$450,188	$234	44
49 Hillcrest Dr	0.71mi	4/1.5 (+1)	1,572 (-9%)	7mo	$195,000	$124	39
2824 Nichols St	0.69mi	4/3.0 (+1)	1,556 (-10%)	6mo	$290,000	$186	37

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-34,572
• Equity at exit: $29,806

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-32,344
• 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 14559

• Home prices YoY: -31.7%
• Active inventory: 73
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$531 /mo · $6,375/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-37

Break-even live

Break-even rent $2,105

Max offer price $193,290

Occupancy floor 97%

Sensitivity live

Price	-10% $76	-5% $19	+0% $-37	+5% $-94	+10% $-151
Rent	-10% $-200	-5% $-119	+0% $-37	+5% $44	+10% $125
Rate	-1.0pp $63	-0.5pp $13	base $-37	+0.5pp $-89	+1.0pp $-142

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: —

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   listed $199,900 Active
3. 2019-01-04
   soldstatus $123,000 Closed Sale or Rented 489-char remark

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

4. 2019-01-04
   soldstatus $122,000

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

5. 2018-11-04
   status Pending Sale 489-char remark

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

6. 2018-10-28
   status Under Contract- Do Not Show 489-char remark

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

7. 2018-09-29
   price $124,900 489-char remark

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

8. 2018-09-21
   listed $134,900 Active 489-char remark

   Show marketing remark (489 chars)

   Great Location, Easy Access to 490 & Only Minutes to Rochester! Roof Only 2 Years Old! AC Only 4 Years Old! Furnace 8 years Old! Lower Level- Family Room / Man Cave / With Woodburning Fireplace! Huge Enclosed Patio of the Back of the House! Large Backyard! 2 Separate Workshops, 1 in Basement and 1 at Back of Garage. Hardwood Flooring Throughout! Fresh Paint! 2 Full Bathrooms! * * * Most of the Home is Handicap Accessible, Ramp at Front Door (can easily be removed).

ⓘ 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: $6,375 · $531/mo
• Projected year-2 tax: $6,375 · $531/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 3/10 Moderate
• 🌡 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: $24,690
• − Mortgage interest: −$11,198
• − Property taxes: −$6,375
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$5,815
• Taxable loss: −$3,648
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $426/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

• 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

+48.2% since first listed

8 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-20 Listed $199,900 UNYREIS
• 2019-01-04 Sold (Public Records) $122,000 Public Records
• 2019-01-04 Sold (MLS) $123,000 UNYREIS
• 2018-11-04 Pending — UNYREIS
• 2018-10-28 Pending — UNYREIS
• 2018-09-29 Price Changed $124,900 UNYREIS
• 2018-09-21 Listed $134,900 UNYREIS

Property tax history

+15.1%/yr

Latest (2025): $6,375 · -2.3% YoY. Source: county tax records.