11 Drumlin Dr · Macedon, NY 14502

$239,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 8 Days on market

Built 1972 0.49 ac lot Est $293k · 18% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.4/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

Key facts

• Quartz countertops
• Half-acre lot
• Backyard patio

Tags

• HALF-ACRE LOT
• VINYL PLANK FLOORING
• GAS FIREPLACE
• QUARTZ COUNTERTOPS
• BACKYARD PATIO
• FIRST-FLOOR LAUNDRY HOOKUP

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with storage; Garage door opener; Electric vehicle charging station(s)
• Utilities: Electricity connected (circuit breakers); Photovoltaic solar on the grid; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home (1 story); Resale property
• Construction: Brick and vinyl siding construction; Architectural shingle roof; Block foundation; Built as an existing structure
• Exterior features: Blacktop driveway; Fully fenced yard; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Oven; Refrigerator; Garbage disposal; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Gas heating with forced air
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Main-level primary bedroom; See remarks
• Laundry & utility: Washer; Dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads 72/100 on livability (#377 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Palmyra-Macedon Central School District (town): math 41% / reading 51% proficiency, ranked #443 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Palmyra-Macedon Primary School (440 students, 37% FRL); Palmyra-Macedon Middle School (math 27% / reading 41%, grade F, #497 of 729 statewide, top 69%, 367 students, 46% FRL); Palmyra-Macedon Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 605 students, 37% FRL).
• Zoned-school proficiency averages 66% at this address vs 46% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Palmyra-Macedon Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Wayne County in 2024 (90 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.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $180k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1972 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.14% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $292,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Drumlin Dr	0.10mi	3/1.5 (+1)	1,132 (-8%)	9mo	$270,000	$239	68
1362 Harwood Ln	0.60mi	2/2.0	1,212 (-1%)	20mo	$300,000	$248	50
1372 Canandaigua Rd	0.72mi	3/2.0 (+1)	1,152 (-6%)	10mo	$247,000	$214	39

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-19,501
• Equity at exit: $35,770

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $8,416
• Equity at exit: $20,742

Cash invested: $67,172 (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 14502

• Home prices YoY: -26.0%
• Active inventory: 49
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,730 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$497 /mo · $5,965/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $302

Break-even live

Break-even rent $2,348

Max offer price $239,900

Occupancy floor 84%

Sensitivity live

Price	-10% $437	-5% $370	+0% $302	+5% $234	+10% $166
Rent	-10% $86	-5% $194	+0% $302	+5% $409	+10% $517
Rate	-1.0pp $422	-0.5pp $363	base $302	+0.5pp $239	+1.0pp $176

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1155 Marina Pkwy Macedon, NY	2.0	2.0	1136	$2,730	$2.40	13d	1	0.74mi

Listing history 12 events

1. 2026-05-20
   listed $239,900 Active
2. 2022-08-05
   soldstatus $180,000
3. 2022-08-03
   soldstatus $180,000 Closed Sale or Rented 438-char remark

   Show marketing remark (438 chars)

   Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

4. 2022-07-12
   status Pending Sale 438-char remark

   Show marketing remark (438 chars)

   Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

5. 2022-07-03
   historical Continue to Show- Under Contract 438-char remark

   Show marketing remark (438 chars)

   Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

6. 2022-07-02
   status Under Contract- Do Not Show 438-char remark

   Show marketing remark (438 chars)

   Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

7. 2022-06-27
   listed $179,000 Active 438-char remark

   Show marketing remark (438 chars)

   Welcome to this adorable Ranch in Macedon. Brand new vinyl plank flooring and fresh paint throughout will allow you to move right in and make yourself at home! The partially finished basement allows for added living space and extra storage. Enjoy quiet evenings or have fun entertaining in the large private backyard. New hot water tank in 2021 and new tear off roof in 2015. Delayed negotiations until 7/1 @ 4:00PM. Offers due at noon.

8. 2018-12-28
   soldstatus $135,000 Closed Sale or Rented 512-char remark

   Show marketing remark (512 chars)

   Right size your life with this wonderful 2 bedroom ranch. The oversized patio, accessed from the kitchen dining area, looks out over an open and spacious yard. Utilize the first floor laundry setup for one floor living or easily relocate into the basement. Vinyl siding and newer roof will keep you maintenance free confident for years to come. All appliances are included. Conveniently located to Main Roads, a short drive to Shopping, Entertainment and the Finger Lakes makes this a perfect place to call home.

9. 2018-12-21
   soldstatus $135,000
10. 2018-11-05
    status Pending Sale 512-char remark

    Show marketing remark (512 chars)

    Right size your life with this wonderful 2 bedroom ranch. The oversized patio, accessed from the kitchen dining area, looks out over an open and spacious yard. Utilize the first floor laundry setup for one floor living or easily relocate into the basement. Vinyl siding and newer roof will keep you maintenance free confident for years to come. All appliances are included. Conveniently located to Main Roads, a short drive to Shopping, Entertainment and the Finger Lakes makes this a perfect place to call home.

11. 2018-09-18
    status Under Contract- Do Not Show 512-char remark

    Show marketing remark (512 chars)

    Right size your life with this wonderful 2 bedroom ranch. The oversized patio, accessed from the kitchen dining area, looks out over an open and spacious yard. Utilize the first floor laundry setup for one floor living or easily relocate into the basement. Vinyl siding and newer roof will keep you maintenance free confident for years to come. All appliances are included. Conveniently located to Main Roads, a short drive to Shopping, Entertainment and the Finger Lakes makes this a perfect place to call home.

12. 2018-09-14
    listed $135,000 Active 512-char remark

    Show marketing remark (512 chars)

    Right size your life with this wonderful 2 bedroom ranch. The oversized patio, accessed from the kitchen dining area, looks out over an open and spacious yard. Utilize the first floor laundry setup for one floor living or easily relocate into the basement. Vinyl siding and newer roof will keep you maintenance free confident for years to come. All appliances are included. Conveniently located to Main Roads, a short drive to Shopping, Entertainment and the Finger Lakes makes this a perfect place to call home.

ⓘ 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: $5,965 · $497/mo
• Projected year-2 tax: $5,965 · $497/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 ≥96°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: $32,760
• − Mortgage interest: −$13,438
• − Property taxes: −$5,965
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$6,979
• Taxable loss: −$63
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $3,635/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: Palmyra-Macedon Central School District
• NCES district ID: 3622380
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 51% ▲ 10.00%
• Median HH income: $52,190
• Composite: 39.65/100
• National rank: #3915
• State rank: #443 of 590 in NY

Livability — Macedon

• Score: 72/100
• State rank: #377
• US rank: #6461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macedon, NY
• Population (ZIP): 10,515

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 3%
• Foreign-born: 4% · China, South Korea
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.25%
• Current HPI: 242.5682
• Rent YoY: —
• Metro: —
• 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

+77.7% since first listed

12 events — show timeline

• 2026-05-20 Listed $239,900 UNYREIS
• 2022-08-05 Sold (Public Records) $180,000 Public Records
• 2022-08-03 Sold (MLS) $180,000 UNYREIS
• 2022-07-12 Pending — UNYREIS
• 2022-07-03 Contingent — UNYREIS
• 2022-07-02 Pending — UNYREIS
• 2022-06-27 Listed $179,000 UNYREIS
• 2018-12-28 Sold (MLS) $135,000 UNYREIS
• 2018-12-21 Sold (Public Records) $135,000 Public Records
• 2018-11-05 Pending — UNYREIS
• 2018-09-18 Pending — UNYREIS
• 2018-09-14 Listed $135,000 UNYREIS

Property tax history

+7.1%/yr

Latest (2025): $5,965 · -0.1% YoY. Source: county tax records.