136 Parce Ave · Fairport, NY 14450

$225,000

4 bd · 1.5 ba · 1,571 sqft · SingleFamily public records · 14 Days on market

Built 1910 4,792 sqft lot $143/sqft · 28% below area Est $313k · 28% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of the Village of Fairport, this inviting 4-bedroom, 1.5-bath home offers a fantastic opportunity for investors or owner-occupants alike. Enjoy an unbeatable location just a short stroll to the canal, local shops, and popular restaurants, all while living in a charming neighborhood setting. A welcoming covered front porch sets the tone, perfect for relaxing and enjoying the village atmosphere. Inside, the spacious layout features a blend of hardwood and laminate flooring, complemented by beautiful original Craftsman woodwork that adds warmth and character throughout. The large kitchen is ideal for everyday living and entertaining, complete with a convenient butler&rsquo

Key facts

• Covered front porch
• Popular restaurants
• Local shops

Tags

• SHORT STROLL TO THE CANAL
• LOCAL SHOPS
• POPULAR RESTAURANTS
• COVERED FRONT PORCH
• HARDWOOD AND LAMINATE FLOORING
• ORIGINAL CRAFTSMAN WOODWORK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing residence; Resale condition; City street frontage
• Construction: See remarks for construction materials
• Exterior features: Concrete driveway; Rectangular residential lot (60 x 82)

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: Total rooms: 8; Includes living, family, and laundry rooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Natural woodwork; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.1% 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 $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.09% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 7.7

CMA / ARV

• ARV (median comp): $312,942
• List price: $225,000
• Delta: -28.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Deland Park A	0.18mi	4/2.0	1,548 (-2%)	3mo	$305,000	$197	84
60 Parce Ave	0.14mi	4/2.0	1,624 (+3%)	13mo	$225,000	$139	75
30 Elm St	0.10mi	3/1.0 (-1)	1,600 (+2%)	17mo	$221,000	$138	71
16 Deland Park A	0.19mi	4/1.5	1,440 (-8%)	11mo	$455,000	$316	68
112 Roselawn Ave	0.32mi	3/2.0 (-1)	1,452 (-8%)	6mo	$395,000	$272	60
752 Whitney Rd W	0.33mi	3/1.0 (-1)	1,470 (-6%)	17mo	$242,000	$165	52
75 Edendery Cir	0.28mi	3/2.5 (-1)	1,462 (-7%)	18mo	$285,000	$195	52
19 Homestead Dr	0.65mi	4/2.5	1,398 (-11%)	6mo	$307,500	$220	42
25 Old Winding Ln	0.64mi	3/2.0 (-1)	1,705 (+8%)	13mo	$455,000	$267	38
146 S Main St	0.72mi	3/1.0 (-1)	1,416 (-10%)	8mo	$299,500	$212	36
31 Dewey Ave	0.65mi	3/1.5 (-1)	1,344 (-14%)	7mo	$414,500	$308	35
28 Wheatstone Cir	0.72mi	4/1.5	1,804 (+15%)	12mo	$429,000	$238	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-33,385
• Equity at exit: $33,548

10-year hold

• IRR: -14.0%
• Equity multiple: 0.32×
• Total profit: $-43,133
• Equity at exit: $19,454

Cash invested: $63,000 (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 14450

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$504 /mo · $6,043/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $158

Break-even live

Break-even rent $2,250

Max offer price $225,000

Occupancy floor 89%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1253 Fairport Rd Fairport, NY	3.0	2.0	2194	$2,500	$1.14	2d	1	0.93mi
131 Broxbourne Dr Fairport, NY	3.0	2.0	1110	$2,700	$2.43	10d	1	1.27mi
370 Jefferson Ave Fairport, NY	1.0–3.0	1.0	997	$1,783	$1.79	2d	1	1.43mi

Listing history 4 events

1. 2026-05-07
   status Pending 1002-char remark
2. 2026-04-23
   listed $225,000 Active 1002-char remark
3. 2021-05-20
   soldstatus $115,000
4. 1997-03-27
   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: $6,043 · $504/mo
• Projected year-2 tax: $6,043 · $504/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $29,400
• − Mortgage interest: −$12,603
• − Property taxes: −$6,043
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$6,545
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,288/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

• Census place: Fairport, NY
• 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

+200.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — WNYREIS
• 2026-04-23 Listed $225,000 WNYREIS
• 2021-05-20 Sold (Public Records) $115,000 Public Records
• 1997-03-27 Sold (Public Records) $75,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,043 · +3.6% YoY. Source: county tax records.