6393 Kims Dr Unit B144C · Victor, NY 14564

$119,500

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 14 Days on market

Built 1992 436 sqft lot Est $152k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6393 Kims Drive! This home is located in the highly sought after Gypsum Mills Community. The park has many great amenities including a community center with kitchen and space for private parties, fitness center, golf course, heated outdoor pool, tennis, pickle ball, basketball, bocci ball, horseshoes, and a 1.5-mile walking trail around the park. This 3-bedroom, 2 bath home is just waiting for its next owners. The covered front porch is perfect for grilling and eating dinner outdoors or sitting in a chair and relaxing with a book and your favorite beverage. Walking in from the front porch you are welcomed into a spacious and light filled front "flex" room. Carpets are n

Key facts

• Tennis
• Fitness center
• Community center

Tags

• GYPSUM MILLS COMMUNITY
• COMMUNITY CENTER
• FITNESS CENTER
• GOLF COURSE
• HEATED OUTDOOR POOL
• TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 17.2% 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: 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $119,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.96% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.13%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $152,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6393 Kims Dr Unit B144C	0.00mi	3/2.0	1,620 (0%)	1mo	$109,040	$67	99
6397 Lambert St Unit B085	0.06mi	3/2.0	1,568 (-3%)	1mo	$115,000	$73	91
6382 Roberts Dr	0.11mi	3/2.0	1,680 (+4%)	2mo	$165,000	$98	87
6381 Kims Drive B150	0.07mi	3/2.0	1,508 (-7%)	1mo	$128,000	$85	84
6415 Murphy Dr	0.21mi	3/2.0	1,560 (-4%)	0mo	$149,000	$96	84
6344 Kims Dr	0.21mi	3/2.0	1,568 (-3%)	3mo	$147,000	$94	82
971 Gypsum Mills St #441	0.12mi	3/2.0	1,720 (+6%)	2mo	$128,500	$75	82
6366 Murphy Dr	0.12mi	3/2.0	1,474 (-9%)	5mo	$130,000	$88	75
6289 Lambert St	0.48mi	3/2.0	1,682 (+4%)	2mo	$180,000	$107	70
999 Volkman Dr	0.26mi	3/2.0	1,782 (+10%)	2mo	$160,000	$90	70
1015 Volkman Dr	0.19mi	3/2.0	1,848 (+14%)	1mo	$196,000	$106	67
6300 Lambert St #535	0.39mi	3/2.0	1,760 (+9%)	1mo	$205,000	$116	66

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $50,121
• Equity at exit: $17,818

10-year hold

• IRR: 42.1%
• Equity multiple: 4.98×
• Total profit: $133,109
• Equity at exit: $10,332

Cash invested: $33,460 (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 14564

• Home prices YoY: -12.8%
• Active inventory: 110
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,091

Break-even live

Break-even rent $966

Max offer price $119,500

Occupancy floor 49%

Sensitivity live

Price	-10% $1,159	-5% $1,125	+0% $1,091	+5% $1,057	+10% $1,023
Rent	-10% $906	-5% $998	+0% $1,091	+5% $1,184	+10% $1,276
Rate	-1.0pp $1,151	-0.5pp $1,121	base $1,091	+0.5pp $1,060	+1.0pp $1,029

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	3d	17	0.38mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	0.81mi
198 E Main St Unit 200 Victor, NY	2.0	1.0	1160	$1,525	$1.31	44d	1	1.47mi

Listing history 2 events

1. 2026-04-09
   status Pending
2. 2026-03-25
   listed $119,500 Active

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$488/yr (+$41/mo · 46.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,169
• − Mortgage interest: −$6,694
• − Property taxes: −$1,043
• − Insurance: −$598
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$3,476
• Taxable income: $11,850
• Est. tax owed @ 24.0%: −$2,844
• After-tax cash flow: $10,248/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): 16,364
• Household income: $115,625
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 357.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 7% · South Korea, Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 1% German/W. Germanic 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: ▼ -40.90%
• Current HPI: 279.9821
• 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

2 events — show timeline

• 2026-04-09 Pending — UNYREIS
• 2026-03-25 Listed $119,500 UNYREIS

Property tax history

+8.6%/yr

Latest (2025): $1,043 · -1.1% YoY. Source: county tax records.