11 Hanningfield Cir · Fairport, NY 14450

$199,900

2 bd · 1.0 ba · 988 sqft · Condo public records · 9 Days on market

Built 1975

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This very charming ranch townhome is ready to move right into. Many recent updates, neutral colors and decor. Very spacious with a large eat in kitchen and living room for entertaining.

Key facts

• Quartz countertops
• Renovated townhouse
• Breakfast bar island

Tags

• RENOVATED TOWNHOUSE
• OPEN KITCHEN
• SHAKER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR ISLAND

Property features AI

Finance

• Financial info: Pets negotiable
• HOA & community: No association

Exterior

• Parking: Attached garage with one assigned space and garage door opener
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Cedar construction elements; Attic/crawl hatchway(s) insulated; Copper plumbing
• Exterior features: Deck; Patio; Cul-de-sac lot; Near public transit; Rectangular, wooded residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Breakfast bar; Kitchen island; Separate/formal living room; Sliding glass door(s); Sliding doors; Solid surface counters; Main level primary; Bedroom on main level; Sump pump in basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/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 8.6% 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.
• Fairport Central School District (suburban): math 55% / reading 66% proficiency, ranked #199 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.75×
• Total profit: $-14,195
• Equity at exit: $29,806

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-6,458
• 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 14450

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$335 /mo · $4,019/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $393

Break-even live

Break-even rent $1,856

Max offer price $199,900

Occupancy floor 78%

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
131 Broxbourne Dr Fairport, NY	3.0	2.0	1110	$2,700	$2.43	10d	1	0.08mi
1 White Pine Cir Fairport, NY	1.0–2.0	1.0	720	$1,521	$2.11	2d	1	1.41mi
6 Edendery Cir Fairport, NY	2.0	2.5	1064	$2,500	$2.35	2d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-03
   statusdays on market $199,900 Pending 9 DOM
2. 2026-06-01
   days on market $199,900 Active 8 DOM
3. 2026-05-31
   days on market $199,900 Active 7 DOM
4. 2026-05-24
   listed $199,900 Active
5. 2014-01-16
   soldstatus $85,000
6. 2014-01-15
   soldstatus $85,000 185-char remark

   Show marketing remark (185 chars)

   This very charming ranch townhome is ready to move right into. Many recent updates, neutral colors and decor. Very spacious with a large eat in kitchen and living room for entertaining.

7. 2013-10-09
   listed $89,900 185-char remark

   Show marketing remark (185 chars)

   This very charming ranch townhome is ready to move right into. Many recent updates, neutral colors and decor. Very spacious with a large eat in kitchen and living room for entertaining.

8. 2003-01-24
   soldstatus $79,500
9. 1995-08-30
   soldstatus $75,000

ⓘ 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: $4,019 · $335/mo
• Projected year-2 tax: $4,019 · $335/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $28,240
• − Mortgage interest: −$11,198
• − Property taxes: −$4,019
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$5,815
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $4,306/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: Fairport Central School District
• NCES district ID: 3610890
• Math proficiency: 55% ▼ -16.00%
• Reading proficiency: 66% ▲ 3.00%
• Median HH income: $74,981
• Composite: 53.84/100
• National rank: #1409
• State rank: #199 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): 42,750
• Household income: $109,466
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 843.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Other Asian/Pacific 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: ▼ -189.56%
• Current HPI: 270.7329
• Rent YoY: ▼ -0.84%
• 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

+166.5% since first listed

6 events — show timeline

• 2026-05-24 Listed $199,900 UNYREIS
• 2014-01-16 Sold (Public Records) $85,000 Public Records
• 2014-01-15 Sold (MLS) $85,000 UNYREIS
• 2013-10-09 Listed $89,900 UNYREIS
• 2003-01-24 Sold (Public Records) $79,500 Public Records
• 1995-08-30 Sold (Public Records) $75,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,019 · +1.4% YoY. Source: county tax records.