405 Lakeshore Dr · Canandaigua, NY 14424

$49,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily · 6 Days on market

Built 2012

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Charming Mobile Home Listing at 405 Lakeshore Dr. , Lot 30, Canandaigua, NY * * Discover your new home in the inviting Fallbrook Mobile Home Community! This delightful 2017 Champion model single-wide trailer offers a cozy 896 square feet of living space, featuring three comfortable bedrooms and a well-appointed bathroom. Step inside to enjoy recent updates that enhance both style and functionality, including upgraded plumbing and insulation, along with a fresh coat of interior paint. The heart of the home is the beautiful eat-in kitchen, equipped with newer appliances that are included for your convenience. The bathroom has also been tastefully updated with a new vanity. This property boasts two designated parking spots, ensuring ample space for you and your guests. Located within the esteemed Canandaigua School District, this home is perfect for families seeking quality education. Just a stone's throw away from Canandaigua Lake, you'll have access to a public park and swimming area, along with a variety of fantastic restaurants, fishing opportunities, and scenic walking paths. Enjoy the best of both tranquility and recreation right at your doorstep! For just $550 a month, your lot rent covers all taxes, trash pickup, and snow removal, providing you with a hassle-free living experience. Please note that park approval through Cook Properties is required. Don’t miss the chance to make this charming mobile home your own!

Key facts

• New flooring
• New fixtures
• Near grocery stores

Tags

• NEAR GROCERY STORES
• NEW FLOORING
• NEW FIXTURES

Property features AI

Finance

• HOA & community: Monthly land lease of $610

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home; One story; Existing structure; Pillar/post/pier foundation
• Construction: Frame construction; Vinyl siding
• Exterior features: Gravel driveway; Leased propane tank; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl and varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Gas and propane heating options
• Interior features: Separate/formal living room; Kitchen and family room combined; Primary suite with bath in primary bedroom; Main level primary bedroom; Programmable thermostat
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 38.4% vs local median 3.4% in Canandaigua — 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 75/100 on livability (#243 in NY, #3,822 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, schools B+; Watch: employment C-, amenities F, health & safety D-.
• Canandaigua City School District (suburban): math 50% / reading 59% proficiency, ranked #305 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.5%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $345 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $49,900

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 4.26% ✓
• Cap rate: 38.38%
• Cash-on-cash: 114.58%
• DSCR: 6.10
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $317,856
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Hawley Dr Dr	0.09mi	2/2.0 (-1)	997 (-6%)	6mo	$300,000	$301	75
379 Walker Dr	0.10mi	2/2.0 (-1)	997 (-6%)	20mo	$248,000	$249	62

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.31×
• Total profit: $88,147
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 17.99×
• Total profit: $237,417
• Equity at exit: $4,314

Cash invested: $13,972 (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 14424

• Home prices YoY: -21.2%
• Rents YoY: 8.5%
• Active inventory: 223
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,334

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 32%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3350 State Route 364 Canandaigua, NY	4.0	1.0	1194	$2,650	$2.22	10d	1	0.37mi
69 Parrish St Unit 5 Canandaigua, NY	2.0	1.0	860	$1,350	$1.57	18d	1	1.41mi
79 Saltonstall St Canandaigua, NY	2.0	1.0	1000	$1,290	$1.29	3d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $49,900 Active 6 DOM
2. 2026-06-17
   days on market $49,900 Active 5 DOM
3. 2026-06-16
   days on market $49,900 Active 4 DOM
4. 2026-06-15
   days on market $49,900 Active 3 DOM
5. 2026-06-13
   pricelisting id $49,900 Active 1 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $60,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,503
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$1,452
• Taxable income: $16,178
• Est. tax owed @ 24.0%: −$3,883
• After-tax cash flow: $12,126/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: Canandaigua City School District
• NCES district ID: 3606330
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $56,375
• Composite: 47.09/100
• National rank: #2335
• State rank: #305 of 590 in NY

Livability — Canandaigua

• Score: 75/100
• State rank: #243
• US rank: #3822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canandaigua, NY
• County: Ontario County · 58,989 people
• City population: 28,786
• Metro: Rochester, NY
• Population (ZIP): 28,786
• Household income: $79,778
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 737.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Arabic 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: ▼ -70.94%
• Current HPI: 263.755
• Rent YoY: ▲ 8.46%
• 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

+140.0% since first listed

17 events — show timeline

• 2026-06-09 Listed $60,000 UNYREIS
• 2025-11-08 Pending — UNYREIS
• 2025-11-07 Sold (MLS) $65,000 UNYREIS
• 2025-10-22 Contingent — UNYREIS
• 2025-10-07 Price Changed $65,000 UNYREIS
• 2025-09-29 Price Changed $69,900 UNYREIS
• 2025-09-07 Listed $74,900 UNYREIS
• 2024-06-07 Sold (MLS) $54,000 UNYREIS
• 2024-05-30 Pending — UNYREIS
• 2024-05-23 Listed $59,900 UNYREIS
• 2019-04-04 Listing Removed — UNYREIS
• 2019-03-18 Listed $12,500 UNYREIS
• 2019-01-31 Sold (MLS) $17,500 UNYREIS
• 2018-11-28 Pending — UNYREIS
• 2018-09-27 Listed $19,000 UNYREIS
• 2018-08-30 Listing Removed — UNYREIS
• 2018-06-26 Listed $25,000 UNYREIS