4202 Holley Byron Rd, Holley, NY 14470
NY
PendingD
Assignment dealBuyer pays both sidesSeller attorney feeProof of funds required
Pass — deal does not pencil under conservative assumptions.
Listing Details
| Ask price | $54,900 |
| Beds / baths | 3 bd / 1 ba |
| Square feet | 1,469 |
| Lot size | 0.7 Acres |
| Property type | Home |
| Year built | 1870 |
| Inspection date | — |
| Deposit | — |
| Closing terms | costs for both sides + seller attorney fee. |
| First seen | 5/12/2026 |
| Last seen | 6/22/2026 |
Underwriting
Estimates (verify with comps)
| ARV low / base / high | $132,210 / $158,652 / $190,970 |
| Rehab low / base / high | $41,132 / $61,698 / $85,202 |
| Rehab tier | moderate |
| Rent range (low / base / high) | $1,100 / $1,275 / $1,450 /mo |
| Acquisition friction | $6,000 |
Flip Scenario
| All-in cost (base) | $129,798 |
| Profit low / base / high | $-31,669 / $16,162 / $66,460 |
| MAO (flip) | $51,062 |
Rental Scenario
| NOI (base) | $6,522 |
| Monthly cash flow | $-99 |
| Cap rate | 5.3% |
| DSCR | 0.84 |
| MAO (rental) | $18,669 |
BRRRR Scenario
| Refi proceeds (75% ARV) | $118,989 |
| Cash left in deal | $3,609 |
| MAO (BRRRR) | $51,291 |
ARV estimated from $/sqft Rochester averages — verify with actual comps before committing. | No inspection date found; confirm walkthrough availability.
Key Risks
- ▲Flip profit thin at base ARV ($16,162).
- ▲Rental cash flow weak ($-99/mo, DSCR 0.84).
- ▲Buyer pays both sides' closing costs — significant friction penalty.
- ▲Assignment deal only — may limit financing options.
- ▲Seller attorney fee required — adds cost.
Listing Remarks
4202 Holley Byron Rd, Holley, NY 14470
History
| Date | Status | Price | Changes |
|---|---|---|---|
| 6/22/2026 | Pending | — | — |
| 6/21/2026 | Pending | — | — |
| 6/20/2026 | Pending | — | — |
| 6/19/2026 | Pending | — | — |
| 6/18/2026 | Pending | — | — |
| 6/17/2026 | Pending | — | — |
| 6/16/2026 | Pending | — | — |
| 6/15/2026 | Pending | — | — |
| 6/14/2026 | Pending | — | — |
| 6/13/2026 | Pending | — | — |
| 6/12/2026 | Pending | — | — |
| 6/11/2026 | Pending | — | — |
| 6/10/2026 | Pending | — | — |
| 6/9/2026 | Pending | — | — |
| 6/8/2026 | Pending | — | — |
| 6/7/2026 | Pending | — | — |
| 6/6/2026 | Pending | — | — |
| 6/5/2026 | Pending | — | — |
| 6/4/2026 | Pending | — | — |
| 6/3/2026 | Pending | $54,900 | detail_page_fetch |
| 6/3/2026 | Pending | — | current_status: Home Assignment of Contract $54,900 3 bd 1 ba 1,469 sqft 4202 Holley Byron Rd, Holley, NY 14470 → Pending |
| 6/1/2026 | — | — | — |
| 5/31/2026 | — | — | — |
| 5/30/2026 | — | — | — |
| 5/29/2026 | — | — | — |
| 5/28/2026 | — | — | — |
| 5/27/2026 | — | — | — |
| 5/26/2026 | — | — | — |
| 5/25/2026 | — | — | — |
| 5/24/2026 | — | — | — |