1103 Harlowe Ln · Victor, NY 14425

$399,900

5 bd · 2.5 ba · 2,325 sqft · SingleFamily public records · 8 Days on market

Built 2015 10,019 sqft lot $172/sqft · 19% below area Est $496k · 19% under

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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 +15.0/15.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VICTOR SCHOOLS! This colonial was just recently remodeled with modern paint colors and finishes! Kick off your shoes in the foyer and enjoy the large family room that flows perfectly into the kitchen. Open concept with white cabinets, brand new quartz counters and stainless steel appliances overlooks the morning room! 1st floor office, laundry and half bath. New water resistant flooring downstairs with trendy wood look design. Upstairs you find a HUGE master suite with walk in closet and private bathroom! Brand new carpet throughout the 2nd floor. Basement is plumbed for additional bathroom and sewage ejection system, ready to be finished! Attached 2 car garage. Composite deck overlooks back yard that features shed with overhead door! Make this house, your HOME today! Showings begin 1/5/23 and all offers will be considered at 10am on Monday 1/9/23. Tax square footage of 2076 does not include 249 (11'8" x 21'4") in bonus room. Total measurement is 2325 square feet.

Key facts

• Quartz countertops
• Ss appliances
• Updated colonial

Tags

• UPDATED COLONIAL
• BRIGHT EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• SS APPLIANCES
• SUBWAY TILE BACKSPLASH
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Attached garage; Garage door opener; Driveway; About 2.5 garage spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: Two-story home; Existing (resale) property
• Construction: Vinyl siding; Asphalt shingle roof; Poured foundation; Built previously (existing)
• Exterior features: Deck; Patio; Fully fenced yard; Blacktop driveway; Shed(s) / additional storage; Rectangular residential lot (approx. 0.23 acres, 70 x 145); City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator; Kitchen island; Quartz counters; Eat-in kitchen / breakfast area; Pantry
• Bedrooms: Convertible bedroom (bedroom that can serve another purpose)
• Flooring: Carpet; 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: Breakfast bar and breakfast area; Bathroom rough-in; Ceiling fans; Den / home office; Entrance foyer; Eat-in kitchen with kitchen island; Kitchen/family room combo; Pantry; Quartz countertops; Sliding glass door(s); Storage; Convertible bedroom; Primary bedroom with bath; Programmable thermostat; Great room; Sunroom; Bonus room; Recreation room; Sitting room; Family room; Basement with bathroom rough-in
• Laundry & utility: Washer; Dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-744 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (30.5% below list).
• Recommended offer: $268k (32.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: 72 active listings in the ZIP; solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $268,396 (32.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.69% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.65
• GRM: 12.0

CMA / ARV

• ARV (median comp): $495,831
• List price: $399,900
• Delta: -19.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5861 Tweed Trl	0.14mi	4/2.5 (-1)	2,385 (+3%)	3mo	$510,000	$214	82
5898 Tweed Trl	0.15mi	4/2.5 (-1)	2,491 (+7%)	6mo	$460,000	$185	71
1088 Harlowe Ln	0.10mi	5/2.5	2,552 (+10%)	12mo	$460,000	$180	69
5914 King Hill Dr	0.13mi	4/2.5 (-1)	2,003 (-14%)	5mo	$435,000	$217	62
1132 Belmont Dr	0.34mi	4/2.5 (-1)	2,123 (-9%)	6mo	$425,000	$200	59

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: -30.2%
• Equity multiple: -0.00×
• Total profit: $-112,063
• Equity at exit: $59,626

10-year hold

• IRR: -31.8%
• Equity multiple: -0.41×
• Total profit: $-158,023
• Equity at exit: $34,576

Cash invested: $111,972 (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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$676 /mo · $8,109/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-744

Break-even live

Break-even rent $3,721

Max offer price $268,396

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   listed $399,900 Active 1902-char remark
2. 2023-02-03
   soldstatus $350,000 Closed Sale or Rented 988-char remark

   Show marketing remark (988 chars)

   VICTOR SCHOOLS! This colonial was just recently remodeled with modern paint colors and finishes! Kick off your shoes in the foyer and enjoy the large family room that flows perfectly into the kitchen. Open concept with white cabinets, brand new quartz counters and stainless steel appliances overlooks the morning room! 1st floor office, laundry and half bath. New water resistant flooring downstairs with trendy wood look design. Upstairs you find a HUGE master suite with walk in closet and private bathroom! Brand new carpet throughout the 2nd floor. Basement is plumbed for additional bathroom and sewage ejection system, ready to be finished! Attached 2 car garage. Composite deck overlooks back yard that features shed with overhead door! Make this house, your HOME today! Showings begin 1/5/23 and all offers will be considered at 10am on Monday 1/9/23. Tax square footage of 2076 does not include 249 (11'8" x 21'4") in bonus room. Total measurement is 2325 square feet.

3. 2023-01-11
   status Under Contract- Do Not Show 988-char remark

   Show marketing remark (988 chars)

   VICTOR SCHOOLS! This colonial was just recently remodeled with modern paint colors and finishes! Kick off your shoes in the foyer and enjoy the large family room that flows perfectly into the kitchen. Open concept with white cabinets, brand new quartz counters and stainless steel appliances overlooks the morning room! 1st floor office, laundry and half bath. New water resistant flooring downstairs with trendy wood look design. Upstairs you find a HUGE master suite with walk in closet and private bathroom! Brand new carpet throughout the 2nd floor. Basement is plumbed for additional bathroom and sewage ejection system, ready to be finished! Attached 2 car garage. Composite deck overlooks back yard that features shed with overhead door! Make this house, your HOME today! Showings begin 1/5/23 and all offers will be considered at 10am on Monday 1/9/23. Tax square footage of 2076 does not include 249 (11'8" x 21'4") in bonus room. Total measurement is 2325 square feet.

4. 2023-01-04
   listed $339,777 Active 988-char remark

   Show marketing remark (988 chars)

   VICTOR SCHOOLS! This colonial was just recently remodeled with modern paint colors and finishes! Kick off your shoes in the foyer and enjoy the large family room that flows perfectly into the kitchen. Open concept with white cabinets, brand new quartz counters and stainless steel appliances overlooks the morning room! 1st floor office, laundry and half bath. New water resistant flooring downstairs with trendy wood look design. Upstairs you find a HUGE master suite with walk in closet and private bathroom! Brand new carpet throughout the 2nd floor. Basement is plumbed for additional bathroom and sewage ejection system, ready to be finished! Attached 2 car garage. Composite deck overlooks back yard that features shed with overhead door! Make this house, your HOME today! Showings begin 1/5/23 and all offers will be considered at 10am on Monday 1/9/23. Tax square footage of 2076 does not include 249 (11'8" x 21'4") in bonus room. Total measurement is 2325 square feet.

5. 2022-11-16
   soldstatus $245,000

ⓘ 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: $8,109 · $676/mo
• Projected year-2 tax: $8,109 · $676/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $33,344
• − Mortgage interest: −$22,401
• − Property taxes: −$8,109
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$11,633
• Taxable loss: −$16,134
• Est. tax savings @ 24.0%: +$3,872
• After-tax cash flow: $-5,061/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): 13,839
• Household income: $94,609
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 257.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -47.59%
• Current HPI: 267.0192
• 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

+63.2% since first listed

6 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-14 Listed $399,900 UNYREIS
• 2023-02-03 Sold (MLS) $350,000 UNYREIS
• 2023-01-11 Pending — UNYREIS
• 2023-01-04 Listed $339,777 UNYREIS
• 2022-11-16 Sold (Public Records) $245,000 Public Records

Property tax history

+26.3%/yr

Latest (2025): $8,109 · +15.8% YoY. Source: county tax records.