1445 Mertensia Rd · Victor, NY 14425

$199,900

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 8 Days on market

Built 1860 0.74 ac lot Est $279k · 28% under

---

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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• 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 MLS

Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

Key facts

• Large eat in kitchen
• Front porch
• First floor laundry

Tags

• NEARLY AN ACRE OF LAND
• FRONT PORCH
• LARGE EAT IN KITCHEN
• FIRST FLOOR LAUNDRY
• HOT WATER HEATER
• WINDOWS

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: 2-story house; Existing condition
• Construction: Vinyl siding; Asphalt shingle roof; Block and stone foundation; Attic/crawl hatchway(s) insulated; Spray foam insulation
• Exterior features: Covered porch; Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Disposal; Refrigerator; Eat-in layout
• Bedrooms: Total rooms: 5; Basement present (full)
• Flooring: Hardwood; Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Country kitchen; Pantry; Separate/formal living room; Pull-down attic stairs; Storm windows
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 7.7% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.
• 3 sale attempts since 15y 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 $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.08% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $278,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 Mertensia Rd	0.00mi	2/2.0	1,360 (0%)	1mo	$230,000	$169	99
1440 Tudor Way	0.46mi	3/2.0 (+1)	1,422 (+5%)	11mo	$345,000	$243	57
1388 Mertensia Rd	0.27mi	3/2.5 (+1)	1,482 (+9%)	20mo	$357,000	$241	49
6198 Doe Haven Dr	0.46mi	3/1.5 (+1)	1,464 (+8%)	22mo	$300,000	$205	41
6110 Caleb Ct Ct	0.70mi	2/2.0	1,492 (+10%)	13mo	$483,189	$324	40
6104 Hanover Rd	0.51mi	3/1.5 (+1)	1,520 (+12%)	24mo	$280,000	$184	30
6128 Hanover Rd	0.53mi	3/1.5 (+1)	1,536 (+13%)	21mo	$310,000	$202	29

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,557
• Equity at exit: $29,806

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,064
• 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 14425

• Home prices YoY: -15.1%
• Active inventory: 72
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$343 /mo · $4,114/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $232

Break-even live

Break-even rent $1,866

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $345	-5% $288	+0% $232	+5% $175	+10% $118
Rent	-10% $61	-5% $146	+0% $232	+5% $317	+10% $402
Rate	-1.0pp $332	-0.5pp $282	base $232	+0.5pp $180	+1.0pp $127

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,178	$2.03	3d	12	0.76mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	24d	1	0.92mi

Listing history 11 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   listed $199,900 Active
3. 2020-09-17
   soldstatus $155,000
4. 2020-09-15
   soldstatus $155,000 Closed Sale or Rented 463-char remark

   Show marketing remark (463 chars)

   Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

5. 2020-07-28
   status Pending Sale 463-char remark

   Show marketing remark (463 chars)

   Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

6. 2020-07-21
   historical Continue to Show- Under Contract 463-char remark

   Show marketing remark (463 chars)

   Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

7. 2020-06-23
   price $159,900 463-char remark

   Show marketing remark (463 chars)

   Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

8. 2020-06-12
   listed $165,000 Active 463-char remark

   Show marketing remark (463 chars)

   Wonderful Colonial with a cute front porch, situated on almost 1 ACRE of land, Private yard, across from Mertensia Rd Park! Brand NEW ROOF June 2020, Large Eat -in Kitchen & Living Room, 2 Bedrooms & 2 Full baths. 1st floor laundry! Furnace & Central air 2010, updated Circuit Breaker to 150 AMP in 2014. Enjoy the beautiful yard while being minutes away from Auburn Trail, Shopping, the Thruway & Canandaigua Lake! VICTOR SCHOOL DISTRICT!

9. 2011-12-01
   soldstatus $127,000
10. 2011-11-30
    soldstatus $127,000 368-char remark

    Show marketing remark (368 chars)

    Charming farmhouse with large open porch on a 3/4 acre lot lined by trees. Open layout between kitchen and dining area, 1st floor laundry, 2 full baths, new furnace and air conditioning installed in 2010 with all new insulation everywhere. All appliances are included. Double-wide blacktop driveway with extra parking. Close to town park! Low taxes and Victor schools!

11. 2011-08-03
    listed $127,000 368-char remark

    Show marketing remark (368 chars)

    Charming farmhouse with large open porch on a 3/4 acre lot lined by trees. Open layout between kitchen and dining area, 1st floor laundry, 2 full baths, new furnace and air conditioning installed in 2010 with all new insulation everywhere. All appliances are included. Double-wide blacktop driveway with extra parking. Close to town park! Low taxes and Victor schools!

ⓘ 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: $4,114 · $343/mo
• Projected year-2 tax: $4,114 · $343/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $25,913
• − Mortgage interest: −$11,198
• − Property taxes: −$4,114
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,815
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,865/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

+57.4% since first listed

11 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-07 Listed $199,900 UNYREIS
• 2020-09-17 Sold (Public Records) $155,000 Public Records
• 2020-09-15 Sold (MLS) $155,000 UNYREIS
• 2020-07-28 Pending — UNYREIS
• 2020-07-21 Contingent — UNYREIS
• 2020-06-23 Price Changed $159,900 UNYREIS
• 2020-06-12 Listed $165,000 UNYREIS
• 2011-12-01 Sold (Public Records) $127,000 Public Records
• 2011-11-30 Sold (MLS) $127,000 UNYREIS
• 2011-08-03 Listed $127,000 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $4,114 · +16.1% YoY. Source: county tax records.