1128 County Road 8 · Victor, NY 14425

$259,900

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 8 Days on market

Built 1969 0.38 ac lot $186/sqft · 11% above area Est $336k · 23% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• 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

Charming home with private, treed lot, above ground pool, includes 600+ square feet in-law/ teen suite on main level with separate entrance, sliding glass doors leading to deck, hardwood flooring in bedrooms, freshly painted, well maintained. Low taxes, desired school district.

Key facts

• 0.38 acre lot
• Garage
• Built 1969

Property features AI

Exterior

• Parking: Attached garage with 1 car space; Driveway; Garage door opener; Electricity to garage
• Utilities: Public water connected; Septic tank; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Copper plumbing; Block foundation; Asphalt roof; Attic/crawl hatchway(s) insulated; Partial finished basement with sump pump
• Exterior features: Private yard; Deck; Blacktop driveway; See remarks

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Second kitchen
• Bedrooms: Primary suite on main level; Bedroom on main level; In-law floorplan; 1 main-level bedroom; Guest quarters
• Flooring: Carpet; Hardwood; Laminate; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Ceiling fans; Cathedral ceilings; Separate/formal dining room; Entrance foyer; Separate/formal living room; Guest accommodations; Home office; Sliding glass doors; Second kitchen; Window treatments; Accessible doors; Drapes; Thermal windows; See remarks
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.4% 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).
• This rent runs 34% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $8k 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.
• 2 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 $133k; list at $260k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1969 — 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: 1.04% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (median comp): $336,050
• List price: $259,900
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-26,736
• Equity at exit: $38,752

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,198
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,701 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$423 /mo · $5,075/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $240

Break-even live

Break-even rent $2,398

Max offer price $259,900

Occupancy floor 86%

Sensitivity live

Price	-10% $387	-5% $313	+0% $240	+5% $166	+10% $93
Rent	-10% $26	-5% $133	+0% $240	+5% $347	+10% $453
Rate	-1.0pp $371	-0.5pp $306	base $240	+0.5pp $173	+1.0pp $104

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Red Fern Dr Unit 1512 Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	1.27mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	3d	1	1.27mi

Listing history 6 events

1. 2026-05-07
   status Pending 1596-char remark
2. 2026-04-29
   listed $259,900 Active 1596-char remark
3. 2012-01-18
   soldstatus $133,000 279-char remark

   Show marketing remark (279 chars)

   Charming home with private, treed lot, above ground pool, includes 600+ square feet in-law/ teen suite on main level with separate entrance, sliding glass doors leading to deck, hardwood flooring in bedrooms, freshly painted, well maintained. Low taxes, desired school district.

4. 2012-01-12
   soldstatus $133,000
5. 2011-09-02
   listed $134,900 279-char remark

   Show marketing remark (279 chars)

   Charming home with private, treed lot, above ground pool, includes 600+ square feet in-law/ teen suite on main level with separate entrance, sliding glass doors leading to deck, hardwood flooring in bedrooms, freshly painted, well maintained. Low taxes, desired school district.

6. 2002-12-19
   soldstatus $104,000

ⓘ 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: $5,075 · $423/mo
• Projected year-2 tax: $5,075 · $423/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,416
• − Mortgage interest: −$14,558
• − Property taxes: −$5,075
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,593
• − Management: −$2,593
• − Depreciation: −$7,561
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $3,182/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

+149.9% since first listed

6 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-04-29 Listed $259,900 UNYREIS
• 2012-01-18 Sold (MLS) $133,000 UNYREIS
• 2012-01-12 Sold (Public Records) $133,000 Public Records
• 2011-09-02 Listed $134,900 UNYREIS
• 2002-12-19 Sold (Public Records) $104,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,075 · +36.5% YoY. Source: county tax records.