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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 / baths3 bd / 1 ba
Square feet1,469
Lot size0.7 Acres
Property typeHome
Year built1870
Inspection date—
Deposit—
Closing termscosts for both sides + seller attorney fee.
First seen5/12/2026
Last seen8/6/2026
View original listing ↗

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 tiermoderate
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 rate5.3%
DSCR0.84
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

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