151 New Wickham Dr · Fairport, NY 14526

$250,000

4 bd · 2.5 ba · 1,820 sqft · Townhouse public records · 14 Days on market

Built 1972 1,742 sqft lot $137/sqft · 8% below area Est $270k · 8% under $430/mo HOA · 19% of rent

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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 +10.9/15.0
• Cash flow +8.5/30.0
• Schools +6.8/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Concord Square is a quiet neighborhood, conveniently located within walking distance to shopping, restaurants and more, tucked away by routes 250 and 441. This 1742 square foot townhome boasts FOUR bedrooms, 2 full and 1 half bathrooms, PLUS additional living space in the finished basement space. This clean, welcoming home offers updated bathrooms and kitchen, with a cohesive, neutral color palette throughout. Enjoy the simplicity of townhouse living, owning your own comfortable home, private patio, garden space and 2-car garage, building equity, while you relax by the pool, host guests at the clubhouse, and the Homeowners Association takes care of the maintenance! Delayed negotiations: no

Key facts

• Private patio
• Updated bathrooms
• Updated kitchen

Tags

• WALKING DISTANCE TO SHOPPING
• FINISHED BASEMENT SPACE
• UPDATED BATHROOMS
• UPDATED KITCHEN
• PRIVATE PATIO
• GARDEN SPACE

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted; number limit applies)
• HOA & community: Monthly association fee of $430 (Performance Group); HOA covers common area maintenance, structure maintenance, insurance, sewer, water, trash, and snow removal; Community amenities include a clubhouse and a pool

Exterior

• Parking: Assigned detached garage with garage door opener; Two garage spaces
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story residence; Resale property; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roofing; Built as existing (year built details: existing)
• Exterior features: Patio; Play structure; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Sliding glass doors; Living/Dining room; Partially finished full basement; Recreation room in basement; Laundry room
• Laundry & utility: Washer and dryer; Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.7% below list).
• Recommended offer: $211k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.4% in Fairport — 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 74/100 on livability (#301 in NY, #4,847 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: commute F.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 113 active listings in the ZIP; high-income renter base; 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 $8k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $211,498 (15.4% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 9.3

CMA / ARV

• ARV (median comp): $270,312
• List price: $250,000
• Delta: -7.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 New Wickham Dr	0.00mi	4/2.5	1,820 (0%)	0mo	$315,000	$173	100
169 New Wickham Dr	0.05mi	3/2.5 (-1)	1,820 (0%)	2mo	$337,500	$185	91
69 New Wickham Dr	0.21mi	3/2.5 (-1)	1,820 (0%)	2mo	$272,500	$150	84
140 New Wickham Dr	0.13mi	3/2.5 (-1)	1,768 (-3%)	3mo	$275,000	$156	82
143 New Wickham Dr	0.02mi	3/2.5 (-1)	1,680 (-8%)	1mo	$280,000	$167	81
134 Camberley Pl	0.12mi	4/2.5	1,820 (0%)	19mo	$280,000	$154	78
82 Camberley Pl	0.18mi	3/2.5 (-1)	1,680 (-8%)	3mo	$300,000	$179	72
104 New Wickham Dr	0.23mi	3/2.5 (-1)	1,768 (-3%)	13mo	$325,000	$184	69
144 New Wickham Dr	0.12mi	3/2.5 (-1)	1,632 (-10%)	19mo	$260,000	$159	56
28 New Wickham Dr	0.11mi	3/2.5 (-1)	1,632 (-10%)	19mo	$235,000	$144	56
70 Onyx Dr	0.38mi	3/2.0 (-1)	1,991 (+9%)	8mo	$460,000	$231	53
40 Onyx Dr	0.41mi	3/2.0 (-1)	1,991 (+9%)	8mo	$535,000	$269	52

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-54,202
• Equity at exit: $37,276

10-year hold

• IRR: -16.4%
• Equity multiple: 0.08×
• Total profit: $-64,302
• Equity at exit: $21,615

Cash invested: $70,000 (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 14526

• Active inventory: 113
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$104
• HOA: −$430
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-218

Break-even live

Break-even rent $2,509

Max offer price $211,498

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $430 · $5,160/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-13
   status Pending 753-char remark
2. 2026-05-06
   historical Active Under Contract 753-char remark
3. 2026-04-29
   listed $250,000 Active 753-char remark
4. 2002-09-20
   soldstatus $135,000
5. 1993-09-08
   soldstatus $102,500

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: +$1,293/yr (+$108/mo · 78.9%)

ⓘ 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 (unshaded) · 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,792
• − Mortgage interest: −$14,004
• − Property taxes: −$1,639
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$5,160
• − Depreciation: −$7,273
• Taxable loss: −$6,820
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-979/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — Fairport

• Score: 74/100
• State rank: #301
• US rank: #4847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 42,750
• Metro: Rochester, NY
• Population (ZIP): 19,629
• Household income: $118,777
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 234.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 2%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -149.19%
• Current HPI: 271.8476
• 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

+207.3% since first listed

6 events — show timeline

• 2026-06-08 Sold (MLS) $315,000 UNYREIS
• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-29 Listed $250,000 UNYREIS
• 2002-09-20 Sold (Public Records) $135,000 Public Records
• 1993-09-08 Sold (Public Records) $102,500 Public Records

Property tax history

-8.0%/yr

Latest (2025): $1,639 · +11.8% YoY. Source: county tax records.