4 Dahlia Dr · Fairport, NY 14450

$299,900

3 bd · 1.5 ba · 1,355 sqft · SingleFamily public records · 8 Days on market

Built 1965 0.40 ac lot $221/sqft · 11% below area Est $371k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom ranch in the desirable Sandlewood subdivision. FAIRPORT SCHOOLS! Step onto the front porch and into a bright, inviting entryway that sets the tone for this well-maintained home. Hardwood floors flow throughout the bedrooms, dining, and living rooms. The open living/dining room combo features a large picture window and smart thermostat. The kitchen is a cook’s delight with Corian countertops, stainless steel appliances including refrigerator, gas stove, dishwasher and microwave, plus a breakfast bar, pantry, and ample cabinet storage. The family room boasts a wood-burning fireplace with classic brick surround and wood mantle, leading to a bright

Key facts

• Corian countertops
• Front porch
• Hardwood floors

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• OPEN LIVING DINING ROOM
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Driveway; Garage with electricity and garage door opener; Garage storage
• Utilities: Public water (connected); Sewer connected; Cable available; Electric service with circuit breakers
• Home design: Single-story home; Existing construction
• Construction: Aluminum siding; Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Open porch; Porch; Shed(s) / storage; Rectangular residential lot; Road frontage on a city street; Lot dimensions approximately 100 x 175

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Pantry; Solid surface counters
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Tile; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Separate/formal living room; Combined living/dining room; Pantry; Storage; Solid surface counters; Programmable thermostat; Thermal windows; See remarks
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.4% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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); 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $132k; list at $300k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $235,667 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $371,203
• List price: $299,900
• Delta: -19.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Gentian Way	0.19mi	3/1.5	1,309 (-3%)	7mo	$340,000	$260	80
24 Otterden Ln	0.39mi	3/1.5	1,440 (+6%)	12mo	$330,000	$229	61
18 Mason Rd	0.15mi	3/1.0	1,176 (-13%)	11mo	$242,000	$206	60
9 Aconbury Dr	0.45mi	3/2.0	1,440 (+6%)	9mo	$294,249	$204	59
4 Otterden Ln	0.44mi	3/1.5	1,440 (+6%)	12mo	$308,000	$214	59
97 Hogan Rd	0.62mi	3/2.0	1,392 (+3%)	16mo	$300,000	$216	52
18 Wheatfield Cir	0.60mi	3/2.0	1,536 (+13%)	2mo	$450,000	$293	46
6 Hampton Cir	0.71mi	2/2.0 (-1)	1,422 (+5%)	8mo	$340,000	$239	45
66 Hogan Rd	0.57mi	3/2.5	1,451 (+7%)	16mo	$370,500	$255	44

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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-72,256
• Equity at exit: $44,716

10-year hold

• IRR: -37.6%
• Equity multiple: -0.32×
• Total profit: $-110,993
• Equity at exit: $25,930

Cash invested: $83,972 (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 14450

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$428 /mo · $5,139/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-264

Break-even live

Break-even rent $2,691

Max offer price $253,243

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-179	+0% $-264	+5% $-349	+10% $-434
Rent	-10% $-450	-5% $-357	+0% $-264	+5% $-171	+10% $-78
Rate	-1.0pp $-113	-0.5pp $-188	base $-264	+0.5pp $-342	+1.0pp $-421

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ranney Dr Fairport, NY	2.0	2.0	1133	$2,375	$2.10	4d	1	1.09mi

Listing history 2 events

1. 2026-05-13
   listed $299,900 Active 1621-char remark
2. 2007-07-12
   soldstatus $132,000

ⓘ 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: $5,139 · $428/mo
• Projected year-2 tax: $5,139 · $428/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 2/10 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: $28,280
• − Mortgage interest: −$16,799
• − Property taxes: −$5,139
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$8,724
• Taxable loss: −$8,406
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $-1,152/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

• 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

+127.2% since first listed

3 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-13 Listed $299,900 UNYREIS
• 2007-07-12 Sold (Public Records) $132,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,139 · +53.9% YoY. Source: county tax records.