V17 issue 14

Investment Properties

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Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

The Denninger Report

2

By Gini Denninger Broker/Owner, Goodman Realty

Investment Properties finding a golden egg

Rochester and the surrounding areas are fertile ground for property investors.

Flipping houses has slowed to some extent, but rental properties continue to be good investments, provided the buyer is cautious and remembers they make their money on the “buy”. Buying wisely makes all the difference in whether an investment makes money or becomes a money pit. Property investing is “ Not for the faint of heart” according to Mercedes Brien of Nothnagle. Because of that, it is crucial for new investors to build their team, starting with an experienced agent, real estate attorney, loan officer, insurance agent experienced in investment properties and house/building inspector.

Buying investment property is different from buying a home, and in many ways more complicated. Issues such as what type of investment to buy; whether 1, 2 or 3+ family homes or commercial buildings like warehouses or stores, financing, property condition, safety of the neighborhood, local laws and management come into play. For most new to investing, smaller units are the starting point. Seasoned investors are always looking to add to their portfolio. As they accumulate experience and cash, Ginny Norris of Mission Commercial Realty sees a trend, of seasoned investors moving up market to larger commercial buildings, away from the smaller investment units. There are so many choices for new investors in the lower end markets, that finding the right property to get started with is very doable.

It is crucial for new investors to have agents that are experienced in the business to assist them in locating, negotiating and getting the deal to the closing table. Agents that have personally owned or managed investment properties, specialize in investment sales, or grew up working in the business are the best bet for new investors. Mercedes Brien believes investors should “interview agents as if hiring an employee” since in essence, that is what the agent will be to them. She says it is important to chose an agent “who understands the market and numbers.” The “numbers” that Mercedes refers to being the cost of the building, income it produces, out-going costs as well as potential expenses and income related to it. Knowing and understanding these “numbers” is crucial,

making a mistake here can be costly, experienced agents can aid a buyer in making the right decision. Seasoned investors often have enough experience under their belt to know if the agent they are working with understands the nature of this business. Often seasoned investors have a favorite agent that they work with, who produces the desired results, making this investor the perfect person to ask for agent recommendations.

Financing investment properties is its own specialty. Most agents that work in investment properties can recommend loan officers that are experienced in this field. It’s important that the finance officer be familiar with the nuances of investment financing. Investors need to know that their loans usually come with higher rates.

Also, since mortgage insurance is not usually available, the buyer has to put more down. In Rochester currently, if buying a single family home the buyer will need 20% down, 2-4 family properties require 25% down.

Commercial property loans can vary but usually start with 25-30% down.

In addition, the buyer must be able to pay all the closing costs. It is difficult to find, but there are some properties buyable with owner financing, usually these will require at least 20% or more down.

It is possible to buy property with a self directed IRA or 401K plan. This is involved and buyers should contact their attorney for information on how to do this. Seasoned real estate attorneys such as Curtis Dehm of Dawson Law Firm are available to guide buyers through the rules which can be tricky. He says “this is a field that not many attorneys are willing to work in, due to possible reper-

cussions if any of the technical rules are violated.”

Knowing the condition of a prospective property is pivotal. It’s important to be aware of any deficiencies to the building and to factor them into the initial cost of the property. Sometimes the cost to repair is reflected in the asking price.

The buyers Realtor should be able to run a comparative market analysis to determine if the seller is realistic with price.

To ignore potential repair costs can be disastrous for the buyer in the future.

This is not to say, don’t buy a building in dire need of repair, but to be very careful in doing so. Also, be aware that sometimes the condition of a building will require a rehab mortgage, which not all lenders offer.

Don’t skimp on inspection. I once had a buyer insist that his property manager perform the inspection since he was buying a large 16 unit building and hiring his normal inspector for the inspection was costly. I tried to persuade him to spend the money but he was adamant in his faith in the manager.

Sadly the manager missed all sorts of things and due to unexpected expenses and poor management, the building is currently in foreclosure - a building that could have produced income if only half full! Buyers should thoroughly inspect a property, and pay the extra money to have a licensed inspector do the job.

Some investment properties will require specialist inspectors for flat roofs, steam boilers for heating or commercial buildings.

In this region, investors have many opportunities to invest in all income strata. I often say to my investors the worst neighborhoods can be real “bread

“Buying investment property is different from buying a home, and in may way more complicated.”

and butter” investments. They are more attainable in the beginning of an investors career. These neighborhoods offer housing that is inexpensive to buy, but - more costly to maintain due to careless tenants, yet their income is not that off from more expensive neighborhoods.

But to buy in these areas is not for everyone. If a buyer is uncomfortable in certain neighborhoods, they should not buy there, unless they plan on hiring a property manager. My investment partner recently came out the door of one of our buildings to find two kids running by with gun in hand, and someone yelling for help after being shot. She took it in stride and continued on her way (after ascertaining the victim was being helped). Out of town investors are at a disadvantage, since they do not have the opportunity to see what they are buying unless they actually come to learn our market.

Local laws and code knowledge are critical to know. It may look easy to invest in the City of Rochester, due to reasonable pricing and taxes, but it can be said there are onerous requirements put on housing providers. They are expected to be responsible for the bad behavior of their tenants and fined and/or issued points on their buildings for bad tenant behavior. If too many points accumulate the city can seize the building.

Investors are blithely told by city officials they just need to “get rid of bad tenants” or not rent to them. To an inexperienced investor this can be an issue, since in the beginning it is hard know how to find the right tenants. Mistakes will be made.

Additionally, housing providers in the City of Rochester have more stringent codes to deal with than other localities and also have more issues with tenants destroying property willfully since there are no consequences for their bad behavior. Mary D’Allesandro, President of the NY State Coalition of Property Owners and Businesses (NYSCPOB), says it is crucial that “to be successful in being a housing provider, investors need Continued on page 14

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Loan Qualifications Checklist

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This article will give you a better understanding of what information is used to determine your ability to qualify for a loan. Lenders will review your income, debt, and savings information to determine how much money they are willing to lend you towards your home purchase.

Based on your lifestyle and needs, consider how much you are willing to spend on the purchase of a home. You may not be willing to invest as much of your income in buying a house as you can actually afford. See further details below about the kinds of information used by lenders to determine how much house you can afford to buy: Income, Debt, and Housing-related expenses.

Income

Your income is critical in computing how much you can afford to pay (using current lending guidelines) for housing related expenses. Your income information is included in the debt ratio calculations. Your ability to meet the monthly Principal, Interest, Taxes and Insurance payments (PITI) and your debt ratio score can impact a lender’s decision to offer you a loan.

Different loan programs have their own rules regarding the percentage of income that can be applied toward monthly house payments. For example,

government loan programs such as FHA and VA have ratios that allow you to apply a higher percentage of your income toward the loan. While conventional loan front-end ratios generally run around 28%, FHA allows you to apply 29% and VA allows you to apply 41%.

This means that your monthly loan payment should be no more the 28%, 29%, or 41% of total monthly income, depending on the loan program you use or qualify for.

Debt

A lender carefully considers your debt obligations when assessing your ability to repay a loan. Your debt information is included in the PITIO (Principal, Interest, Taxes, Insurance payments and Other monthly non-housing expenses) and debt ratio calculations. Loan programs have different rules regarding the percentage of income that can be applied toward long-term debt. Your ability to meet the ratio requirements can impact a lender’s decision to offer you a loan.

Government loan programs such as FHA and VA allow you to apply a higher percentage of your debt obligations towards the loan. While conventional loan debt ratios generally run around 36%, FHA and VA allow you

to apply 41%. Basically, this means that your long-term monthly debt payment plus your monthly loan payment can equal no more than 36% or 41% of total monthly income, depending on the loan program.

a new roof or heating system and varies by geographic location, size, and age of home.

Utility Costs - This expense includes items such as electric, gas, water, and heating and air conditioning and varies by geographic location, size, season, Housing-Related Expenses and age of home. The type of construcHousing-related expenses are another tion (i.e. gas, electric) may also be a faccategory lenders consider. These ex- tor in your utility cost estimates. penses often depend on the location and type of home you are buying. Mortgage Insurance (if applicable) These expenses will affect the size of the - This expense can vary by mortgage loan for which you qualify and may be insurance company, lender, loan prodone of the most critical factors in your uct, and loan-to-value percentage of the decision to buy a home. Consider how loan. housing-related expenses will impact your budget. The purchase of a home Other Costs - These expenses vary may increase your monthly expenses depending on the type of home and and reduce the amount of money you geographic location, these costs can inhave remaining for other expenditures. clude:

Typical home expenses include:

Homeowner Association Fees Flood Insurance

Property Tax - This expense is depen- Other Required Property dent on the location of the home. Prop- Insurance erty taxes vary by county and state. As Condominium Assessment Fees a homebuyer, consider how this additional expense will impact your total monthly expenses.

Maintenance Costs - This expense in- PropertySourceOnline.com Mortgage Center cludes anything from faucet washers to

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Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

Ask The Engineer

By Tom Wurzer, P.E.

Managing Partner, Warren Engineering

Back-Up Sump Pumps just in case

Many areas of the country have basements with sump pumps. Actually, most basements that are not built near a deeply buried storm sewer will have a sump pump. With the somewhat porous masonry block basements that are commonplace in our region, along with the floating slab floor drainage systems, a reliable means of pumping water out of the sump is important to protect the basement and all of the items and equipment contained therein.

Every few years, our region will be the unlucky recipient of an ice storm. When this occurs, the power can be interrupted to thousands of homes throughout the area.

These interruptions can last anywhere from a few minutes to a few weeks. Couple this with other “normal” interruptions of electrical power and there is a significant potential for your primary electric sump pump to be out of commission.

There are several means of providing a backup sump pump, or at least a backup means of pumping water out of the basement in the event of a power failure. Battery backup pumps, water-powered pumps, portable emergency generator connections and whole-house gas fired generators are all potential solutions. These methods provide

varying degrees of reliability, endurance, sion cord form the main pump to a portable generator. and additional benefits.

Once the battery backup pump is opBattery Powered Pumps erating, there is a limited run-time for the Perhaps the most economical method of pump. Typically, this varies from between providing a backup sump pump is a bat- 6 to 12 hours of run-time. During an extery backup sump pump. There are many tended power failure, this may not provide of these available and they vary in size and enough time to fully protect the basement, capacity. Costs vary, but are typically in the but it does provide a time “cushion” during range of $200 to $400 for the pump and ac- which a generator or alternative pumping cessories, plus $75 to $300 for the battery. If means could be set up. It is also adequate for installing this on your own, the cost would power failures lasting for only a few hours. be $300 to $700. If hiring a handyman or plumber, you might spend $600 to $1,000. Water Powered Pumps Basically, these backup pumps consist A step above the battery-powered pump is of a second, individual pump that sits in the water-powered backup sump pump. the sump alongside of the primary electric These are popular due to their relatively low pump. The float or actuator for the pump first cost, along with the fact that they will will typically be set several inches above the run indefinitely, as long as there is a pressurmain pump. That way, if the water level ris- ized source of municipal water to the house. es above the level that the main pump can Obviously, this is not a good solution for typically maintain, the backup pump will homes with a water well. automatically turn on.

Although there are different models, the Usually a buzzer or alarm will sound to most widely used water-powered pumps let occupants know that the battery backup only cost $120 to $300. However, there is pump is in use, and that the main pump some water piping necessary, in addition to could need servicing. In the event of a power drain piping. Further, the local water authorfailure, servicing the main pump would be ity requires a type of back-flow preventer on of little value, other than running an exten- the water supply piping to the pump. This

may actually cost as much as the pump. Together, the cost could range from $250 to $450 self-installed or $450 to $700 installed by a contractor.

There is no alarm to let occupants know that the water powered pump has activated, as these are typically loud enough for you to hear them engage and disengage. These pumps should be checked periodically for any leaks in the piping and valves and a type of flow alarm on the piping is a good accessory to consider to let you or your security provider know when the pump is in use (or if the water line for the pump broke and is flowing).

Of course, water-powered pumps will run as long as the water pressure from the municipal service is adequate (usually 30 psi is required). These pumps also use a lot of water that you will be billed for when the pump is needed.

Portable Emergency Generators If the power to the house is interrupted, the best solution is to have a backup source of power. One method is to use portable gasoline powered generators. There are many, many models of generators available with a Continued on page 12

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how much can you recover when you resell?

Carmen Santora, Executive Director of the Better Contractors Bureau in an effort to help homeowners contemplating a major remodeling project and who are concerned if the cost invested would be recouped should they decide to sell their home offers the following information.

His analysis is based on a national average “cost vs. value” survey and condensed to specifically relate to our local area.

The resale value depends on a lot of variables, such as the state of the housing industry and local market conditions in particular at the time of sale. A lot of homeowners are concerned that their remodeling investment might price their home out of the neighborhood averages.

This should only be taken into account if you think that you may be selling your home in the near future.

If a homeowner has small children and is thinking of adding extra bedrooms or an additional bathroom they may want to think of the advantages of staying where they are. If the schools are great, they live

close to their workplace and shopping and add to their comfort and help to sell the penditures for a new kitchen and bath can are in an area of lower taxes or other per- house faster and save them money while run into thousands of dollars and unless sonal conveniences, then they shouldn’t they still remain in the home. Major exContinued on page 12 worry about pricing themselves over Type of Cost of Resale Return on their neighborhood Project Project Value Investment averages, especially if they intend to Bathroom Addition $15,700 $7,300 46% stay there for many years.

Attic Bedroom 32,800 12,600 38% However, if the homeowners know Basement Remodel 43,600 14,000 32% they will be stayFamily Room 52,800 22,000 41% ing where they are for only a short Bathroom Remodel 10,200 5,300 52% time then a major Window Replacement 9,500 4,800 50% remodeling would be foolish. Things Major Kitchen Remodel 43,300 14,000 32% like energy efficient Master Bedroom Suite 70,500 18,600 26% updates such as new replacement winSiding Replacement 7,200 4,300 60% dows, high efficienDeck Addition 6,200 3,300 53% cy furnace, roofing or siding, kitchen or Re-Roof (tear-off) 7,500 4,500 60% bath updates would

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Nothnagle.com/R224766

Associate Real Estate Broker

A Showstopper!! Pristine! Awesome Kit w/Quartz, Dining Area is OPEN to FR, LR, Lux Mstr w/ WI, 2-Story Foyer w/Cer Tiled Flr, Fin LL, Picture perfect Bkyrd w/ Wooded Backdrop! Fairport Electric+MORE! 292-8500 PC24197

421-5124

Debbie LaGraff

Nothnagle.com/R227868

Real Estate Salesperson

Property Source #R223803

Upgrades!

Property Source #R215788

Irondequoit $115,000

Irondequoit $115,000

Charming, well landscaped,3BR! Colonial welcomes you w/hrdwds,& bright Open Floor Plan,eat-in kit,1st flr powder room, den, bsmnt rec rm, big closets & picturesque yrd with deck.Bonus att 1 c gar w/rm for storage! 292-8500 PC43307 Cathy Bianchi Associate Real Estate Broker

Property Source #R220803

748-6771

Nothnagle.com/R226753

Property Source #R220028

Greece $87,500

Gardeners Delight! Charming A frame Colonial.

Gumwood trim +den, DR, updates in kit, a garden paradise offers a tree house (needs new ladder +some flr boards structually sound). Patio, deck + 2 c gar!

292-8500 PC 29417

748-6771

Cathy Bianchi

Nothnagle.com/R223803

Associate Real Estate Broker

Nice Cape with hrdwd and laminate Roof upgraded 5 years ago, thermopanes windows installed 4 years ago, finished attic and bsmt. Backyard has an enclosed porch. Appliances included. 10 Minutes to Charlotte Beach. 292-8500 PC81467 Rich Fogarty Associate Real Estate Broker

737-5720

Nothnagle.com/R215788

Property Source #R225437

CALL: Any VISIT: Not JOIN: Join Irondequoit $104,000

Irondequoit $99,900

Arts & Craft Bungalow. Style Cape Cod. Rebuilt front porch.

Nice open flr plan. Remodeled bright kit, New Alum Roof '11,Updated Electrical Box, HWHeater (5 yrs), Thermo windows. Very Charming Home! 2928500 PC08357 Cathy Bianchi Associate Real Estate Brokers

748-6771

Nothnagle.com/R220803

Irondequoit $99,900

Vinyl Sided Ranch.. On lot with mature trees. 3 spac BR's,nice size LR/dining room combo, beautiful hardwoods under carpet! refrigerator, stove, washer + dryer included. two car garage +open breezeway.292-8500 PC06037 Cathy Bianchi Associate Real Estate Broker

748-6771

Nothnagle.com/R220028

Well Maintained! Vinyl Sided 2/3 BR ranch features bright eat-in kit with new stove, formal DR could be 3rd BR, new furn 2004, C/A in 2008, attached 2 car garage. solid house in great neighborhood 292-8500 PC37467

748-6771

Cathy Bianchi

Nothnagle.com/R225437

Associate Real Estate Broker

Lake Ontario!

The home of your dreams at your finge

Property Source #R215407

Any Smart Any Time. m.nothnag Irondequoit $69,900

Beautiful Views of Lake! Updated 1 BR condo w/ totally renovated BA, Bright + open flr plan, New carpets,a/c,counters+ Flrs, Brkfst bar & formal dining area.Community Pool+Courtyard Area! 292-8500 PC80047 Cathy Bianchi Associate Real Estate Broker

748-6771

Nothnagle.com/R215407

Please call the phone number on the ad

Property Source #R223698

8

Nothnagle Agents Get M The End Result: You Get Property Source #R224708

Brighton $194,900

Greece $199,900

Sparkling 4 bedroom colonial!! Beautifully landscaped in popular Evans Farm. Includes: updated kit, hrdwds, LR w/ Blt-Ins, FR, fresh paint w/new carpet, & a mudrm entr, DR, NEW: windows, roof, a/c, gar,doors +more!

292-8500 PC65477 Sue Ververs Associate Real Estate Broker

503-9032

Nothnagle.com/R223698

Stunning 3BR 2.5BA Cape in Desirable Neighborhood!

1st floor Master.Eat-in kit leads deck, great for entertaining! Formal dining w/hrdwds. Designer light fixtures, custom window treatments, Cath ceilings in LR w/gas fp. 45 Legends Way.292-8500 PC33897 Kristen Coon Real Estate Salesperson

967-0277

Nothnagle.com/R224708

Helping families make the right move, because it’s more than just a roof over your head.

Sandy Maluta Associate Real Estate Broker (585) 752-0921 smaluta@nothnagle.com

Call a Nothnagle Agent to Advertise on Our Website

CALL: Any local agent or 899-MOVE

www.nothnagle.com

VISIT: Nothnagle.com JOIN: JoinNothnagle.com

Nothnagle Agents Get More. The End Result: You Get More!

Open Sunday 7/14 from 12:30-2pm Property Source #R218033

Toni Sells Toni Sells Toni Connors

Associate Real Estate Broker, GRI, CRS, CSP, Luxury, Realtor

Another Choice…Not Just Another Realtor

Caring Enough to Negotiate the Highest Price for Your Home!

Greece $149,500

Greece $134,900

Fabulous Ranch! Completely updated & well maintained.2 full kit's &BA's,Updates in both Kit's&BA's,new driveway,gar door, porch, new carpets, granite, new wndws+more, deck, gas FP& Profess fin bsmt 2928500 PC00000 Nanette Chambers Real Estate Salesperson

944-8645

Nothnagle.com/R228007

NEW PRICE1 3 BR Colonial on Corner Lot, Newer Roof, Pace Wndws '09, 1st flr lndry, lg BR's, Mstr, Eat-in Kit w/xtra Rm, Fin bsmt w/W-O to Gar incl Kit, Full BA & 2 add'l Rms (In-Law) +more! 292-8500 PC96737 Nanette Chambers Real Estate Salesperson

Open Saturday 7/13 from 1-3pm Property Source #R214155

944-8645

Nothnagle.com/R218033

Commercial!

Quick Possession Possible!

Irondequoit $83,900

Real Estate Salesperson

tconnors@nothnagle.com You Need to call Toni Now!

Property Source #R223909

944-8645

Nothnagle.com/R214155

Hornell $59,900

Rochester $87,000

Cozy Colonial! Located in a peaceful, quiet area.Easy access to Durand Eastman Walking Trail. Well maintained w/2 BR's&1 BA,Deck,3-Season Rm,Includes: C/A, Freshly Painted walls,Newer Roof & more! 2928500 PC76677 Nanette Chambers

(585) 314-TONI (585) 389-4011

Commercial Building! Formerly Degaetano Show Store Now Vacant. Situated in the Heart of Hornell’s Business District & Shopping, A Prime Location for Multi-Purpose. 292-8500 PC62787

Exceptional Home! Completely updated! Gorgeous natural wood trim, crown molding & hrdwds. 3 BR w/ possible 4th in fin attic. Xtra lg master. Lg eat-in kit and beautiful formal DR. Appl's included. 292-8500 PC30057 Nanette Chambers Real Estate Salesperson

944-8645

Nothnagle.com/R223909

y local agent or 899-MOVE thnagle.com nNothnagle.com

e ams is ertips

794-3666

Nothnagle.com/R216847

Perinton $159,900

WOW- NEW PRICE! 3 Centennial Ct. Total Fairport Electric.Rent no more or move to this great lifestyle!

2 level /2 BR Townhouse set in a Cul de Sac/BACKS TO WOODS- Newly painted&new neutral w/w/carpet thruout +MORE! 292-8500 PC60287

WOW Popular Victor Neighborhood! Well maintained home with updates to please the new buyer:granite counters; SS appl’s, new wall to wall carpet, kitchen with Cherry cabinetry, Great Room w/FP +MORE! 292-8500 PC62537

389-4011

Toni Connors

Nothnagle.com/ R215967

Associate Real Estate Broker

Open Sunday 7/14 from 2-4pm

Just Listed!

389-4011

Toni Connors

Nothnagle.com/ R215241

Associate Real Estate Broker

Open Sunday 7/14 from 1:30-3pm

Property Source #R227861

Property Source #R227407

Sale Pending!

Property Source #R215241

Victor $410,000

Clean as a whistle! Updated 3BR colonial in desirable Bensonhurst neighborhood, sunny morning rm w/ half BA, Remodeled E-I kit, DR&LR w/hrdwds,Many new wndws, 95% eff furn'12, Fin 3rd flr,1 c gar+More!

292-8500 PC88597

Real Estate Salesperson

Call today to enter!

For all new & former customers.

Buyers & Sellers.

Sold in 5 Days!

Property Source #R215967

Rochester $67,900

Gerard Lupien

Win drawing for magnificant prizes!

Nothnagle.com

Associate Real Estate Broker

Open Sunday 7/14 from 1-3pm Property Source #R216847

389-4011

Toni Connors

Coming Soon!

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

Open Sunday 7/14 from 2:30-4pm Property Source #R228007

Property Source #R227399

Phone.

gle.com Irondequoit $98,000

Perinton $147,000

Super Buy Well kept 3 BR Ranch w/att garage in secluded neighborhood - all hdwd flrs plus new carpet, paint, & bath. New tear-off roof, furnace - all appliances - full basement w/FP. 292-8500 PC15187

More.

More!

Irmgard Hahn Real Estate Salesperson

Erie Canal Waterfront!

350-8810

Nothnagle.com/R227407

Perinton $163,000

WOW - Nice lifestyle! Updated kit! NEW W-W carpet FR with slider to deck ‘99! Fairport Elec! HRDWDS thrughout! WALK OUT BSMT. Formal LR & DR. 4 Spacious BRs: Relaxing Master w/full bath & vaulted ceiling! 292-8500 PC62457

389-4011

Toni Connors

Nothnagle.com/ R227861

Associate Real Estate Broker

Property Source #R221157

Popular Colonial Heights - Fairport Electric 2 level Townhouse BACKS TO WOODS, newly painted, 2 BR/2 full BA - bright & cheery! LOFT. Spacious w/eat-in-kit -plenty of counters! Formal DR. Patio. Fabulous location. Seller/Owner 292-8500 PC62517

389-4011

Toni Connors

Nothnagle.com/ R227399

Associate Real Estate Broker

Henrietta’s #1 Team

Property Source #R223446

The

Andrews Team Livonia $299,900

Rare Opportunity! Very Unique Property! Almost 8 Acres! Own Your Own Paradise,Look Out Your Front Yard to Erie Canal&Arrowhead Golf Course, House Needs Total Rehab,No Showings w/o Listing Agent Present 292-8500 PC87197 Dan Covert Associate Real Estate Broker

352-8532 Nothnagle.com/R223446

Property Source #R205224

Spectacular Conesus Lake waterfront! 3 BR Home Blt in 1989! Move-in ready! Entertain on your 2 decks/ panoramic views of the lake & gorgeous sunsets!

Beautiful open floor plan w/vaulted ceil'gs+ a 2 c att gar & new roof! 292-8500 PC09327 Rick & Carol Andrews Associate Real Estate Brokers

(585) 507-1439

352-8532

Nothnagle.com/R205224

Associate Real Estate Brokers

DonBev@Nothnagle.com

Nothnagle.com/R221157

Property Source #R224341

Henrietta $219,900

507-1439

Nothnagle.com/R225464

Henrietta $139,900

Gorgeous Open + Bright! Spectacular new kit! All new hrdwds, new roof, fully fenced in private back yard. 1st floor master, vaulted ceilings, air, gas frplce.

292-8500 PC

Short Sale! Subject to bank approval.Golf course Living! Priv Yrd, View of Golf Course, Fin Bsmnt, Recent HE Furn,Roof,&A/C.Den could be 4th BR, Cathedral Ceil'gs,New Carpet . Deck, Pool & more!

292-8500 PC37727 Rick & Carol Andrews

(585) 739-3765

CRAndrews@Nothnagle.com

Rush $250,000

Pre-Construction Priced at $179,900 Beginning this Spring! Just 7of10 still available,Brand New Luxury Ranch Townhouses w/beautiful setting incl. creek, pond & woods,1500+sf, Choose 2BR w/office/den or 3BR, 2full BA’s 292-8500 PC86267

Associate Real Estate Broker

Bev & Don Wallace

Associate Broker & Sales Person

Associate Brokers

Property Source #R225464

Spencerport $179,900

Dan Covert

507-1439

Rick & Carol Andrews

Rick & Carol Andrews Associate Real Estate Brokers

507-1439

Nothnagle.com

Rarely available! 5 bedroom colonial! Spectacular & extra large updated eat-in kitchen with breakfast bar!

Lovely & bright 3 season room backs to private fenced in yard! All appliances included 292-8500 PC32837 Rick & Carol Andrews Associate Real Estate Brokers

507-1439

Nothnagle.com/R224341

Please call the phone number on the ad

Sweden $99,900

9

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

Property Source #R181417

5 Acres!

Mendon $499,900

Canandaigua Lk

Rarely Available 5 Acres w/Pittsford Address! House with superior construction - spacious room sizes. 4 remodeled baths, brick floored sun room. 3 garages + garden gar & potting shed. Small sep apt. Lovely grounds w/nice mature trees. A must see!

Dennie Brooks Associate Real Estate Brokers

734-3690

PropertySourceOnline.com/R191909

Property Source #R227100

Associate Real Estate Brokers

734-3690

PropertySourceOnline.com/R181417

Cindy B-Rosato

Greece $120,000

Irondequoit $69,900

$475,000

Just around the corner from everything! Situated on quiet street...framed in mature trees sits your new home.2 level split w/ loads of space, New carpet in many rms, arch roof, newer V. wndows, fncd yrd &AG pool w/deck &Move in condition!

Great Ranch - Updated Inside and Out! Brand new furnace - great roof - only 10 years old. Thermal windows, vinyl sided, fully fenced yard! Kit appl's included! C/A! Huge prof fin room in bsmt! Immaculately maintained!Convenient location!

Recently Updated + Remodeled! Exciting dynamic interior features a formal DR, separate Library, gorgeous LR w/ fabulous Lake Views, lg Mstr that exits to a Balcony Sitting Area. Huge Mstr BA, Media Room, Paver Patio, Waterfront!

Dennie Brooks

Open Sunday 7/14 from 1-3pm

Below Assessed Value!

Property Source #R224194

Property Source #R191909

330-6013

Carole Snow

PropertySourceOnline.com/R224194

Associate Real Estate Broker

Property Source #R214650

899-9556

Donna Cornell

PropertySourceOnline.com/R227100

Real Estate Salesperson

Property Source #R223002

Associate Real Estate Broker, CRS, ABR, CFS

O: 756-7418 • C: 455-5961 Victor $364,900

Realty Group Property Source #R227695

Property Source #R227459

Webster $274,900

Stunning 3-car Colonial home! On cul-de-sac w/ wndws galore & breathtaking view! Profess landscaping & 2-story foyer welcome you into this meticulously maintained home inside & out! Popular open flr plan w/ 9'ceilings, Must See!

317-5758

Lori McAlees

PropertySourceOnline.com/R214650

Associate Real Estate Broker

Property Source #R219100

Won't Last Long! Professional landscaping & dramatic 2 story foyer welcome you into this stunning home!

Meticulously Maintained inside & out! Great in-law possibility w/ 1st flr BR & full BA! Popular Open flr plan!

317-5758

Lori McAlees

PropertySourceOnline.com/R223002

Associate Real Estate Broker

Long Pond w/Lake Ontario Access!

Property Source #R206064

Bristol $239,900

Ogden $159,900

Privacy Abounds - Close to Everything! Very peaceful with 4 seasons creek. Master suite w/french doors to deck, Jacuzzi & stall shower. 1st flr laundry. LL party rm w/built-in bar area & hot tub. Gorgeous landscaping surrounded by woods.

Cindy B-Rosato Associate Real Estate Broker

756-7418

PropertySourceOnline.com/R227695

Property Source #R227786

Irondequoit $139,900

Ranch w/Open Floor In-Law & Private Entrance Includes BR, BA, lndry, LR & updated kit. Main house has 4 BR/laundry area/computers & more. Master BA w/wirlpool & sep walk-in shower. Enjoy the deck overlooking private back yard w/wooded back drop.

Cindy B-Rosato Associate Real Estate Broker

756-7418

PropertySourceOnline.com/R227459

317-5758

Lori McAlees

PropertySourceOnline.com/R219100

Associate Real Estate Broker

Property Source #R227194

Please call the phone number on the ad

10

Irondequoit $149,900

Cindy B-Rosato Associate Real Estate Broker

756-7418

PropertySourceOnline.com/R227786

Spencerport $144,900

Associate Real Estate Broker

756-7418

PropertySourceOnline.com/R227194

Real Estate Broker

PropertySourceOnline.com/R206064

Associate Real Estate Broker

Lake Ontario Property Source #R220647

Greece $309,900

Special Home with Tons of Bells & Whistles! Desirable open floor plan with 18" ceramic tile and 3 season room on the lake! All new upgrades; bath, roof & furnace. FR could be master suite. Built in fire pit on break wall and plenty of parking!

Over 5.5 Waterfront Acres Massive barn with flat waterfront on East lake road. Build multiple homes and privacy abounds this unique opportunity to build your dream home.

Lynn & Craig Emmerling

279-8260

Scott Worner

Richmond $299,000

Wonderful Village Location - Near Canal Perfect family location close to school! Spencerport electric. 4 BR, 2 BA w/open covered front porch. LR w/picture window. Formal DR. FR w/wbfp & lg slider to back yard. AG pool!

Cindy B-Rosato

Stunning Interior - All Redone! Long Pond w/Lake Ontario Access. Boat dock and ramp. Huge master suite-Cathedral ceilings. 1st flr bdrm and bath. 2700+sf 4BR/3 bath colonial. Vacation Year round!

Honeoye Lake Property Source #R189104

Charming Col w/Many Updates! Newly updated kit.

Huge LR & FR. New breezeway w/cereamic tile floor.

Formal DR & eat-in kit. 4 BRs up - good closet space.

Newly updated BA. Completely fenced yard. Bsmt could be great play rm.

Greece $300s

Priced to Move! Lovely 5 BR cape w/hrdwds galore on 1st floor under carpet! 1st flr master! Spacious FR w/ wbfp & opens to DR + morning rm! Newer: Roof, Furnace, C/A, windows, H2O & some appl's! Park-like backyard!

329-6700

PropertySourceOnline.com/R189104

Bob King Associate Real Estate Broker

719-3555

PropertySourceOnline.com/R220647

each office independently owned and operated.

C

C A N N A N

G R O U P

Helping you find your way home.

279-8040

2171 Monroe Avenue Rochester, New York 14618

TheCannanGroup.com

Property Source #R224135

Plus 1 Acre!

Property Source #R213279 Property Source #R216819

Penfield $600,000

Exceptional attention to detail! Meticulously maintained & upgraded executive style ranch,open concept flr plan, Vast rms w/soaring ceil'gs,fireplc'd FR, chef's kit, Mstr& guest suite,4BR's&3.5BA's,W/O LL,Deck&patio, 2.7ac,3.5c gar.

Penfield $550,000

Stately Brick Colonial! On a priv 2.8acre cul-de-sac lot,4106sf home w/spectacular layout,loaded w/impressive details,from the circular strcase &2nd flr balc to the lux 1st flr mstr w/priv deck. Exquisite landscaping + more.

279-8040

Spectacular 3000+SF Colonial Soft Contemp flare! The updated Eat-In Kit with granite opens to fplcd FR w/Cathedral Ceil'g, 1st flr Mstr w/gas FP & more, 3 Addn'l BRs & 2.5 BAs, Fin w-o LL, Florida Rm,1st flr laundry & 3c gar.

279-8040

PropertySourceOnline.com/R224135

279-8040

PropertySourceOnline.com/R213279

Property Source #R227893

Property Source #R226864

Perinton $350,000

Won't last at this price! Beautiful, well maintained 4BR, 2.5BA Colonial on quiet cul-desac str,1st flr Mstr, E-I Kit,2 story FR w/gas FP, Formal LR,DR,1st flr lndry,13 course bsmnt, 2c gar, deck, priv yrd, Fairport Elec+MORE.

Penfield $334,900

279-8040

PropertySourceOnline.com/R216819 Property Source #R198880

Stunning Colonial W/ all the amenties! Shows like a model! Bamboo flrs w/dec tile inlay,Open floor plan, Eat-In Kitchen, morning rm, fireplaced FR, LR/office, Formal DR & 2 story foyer. 3BR's, a Mstr ste, Upgraded BA's, 2nd flr lndry+MORE!.

Mendon $289,000 8.84 Beautiful Acres! The original site of the Mendon Pony Club. The Equestrian grounds included wooded land w/riding trails & pastures. Horse barn complete w/5 stalls, tack rm, wash area & hay loft + addn'l 4 bay barn.

279-8040

PropertySourceOnline.com/R227893

279-8040

PropertySourceOnline.com/R226864

Property Source #R212918

Property Source #R225217

Honeoye Falls

Mendon $355,000

$225,000

Beautifully Restored! 2890sf Queen Anne style home featuring refinished white oak floors w/dec mahogany inlay, leaded glass doors, stained glass window, tin ceiling & many more original details! 4BR's 3BA's, 2c garage.

Convenient location! Within walking distance to the village! Fantastic home w/cathedral ceil'gs in the LR,DR, E-I Kit w/Appl's,Frplc'd FR, patio.Priv landscaped yrd, IG pool,deck&shed, 4BR's,2BA's,220SF in fin LL.

279-8040

PropertySourceOnline.com/R198880 Property Source #R202510

Fairport $207,000

Henrietta $159,900

Upgrades Galore! Beautifully updated '07 Built Colonial! 3 BR, 2.5 BA home Offers Maple Kit, Hrdwds Galore, Over the top Mstr BA, C/A, All high end Kit appl's incl, the list goes on!

Call today for a private viewing!.

279-8040

PropertySourceOnline.com/R212918

279-8040

PropertySourceOnline.com/R225217

Commercial!

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

T H E

Property Source #R224579

PropertySourceOnline.com/R202510 Property Source #R228047

Property Source #R207843

$155,000

Terrific Opportunity! Office building, including a lobby/reception area, conference rm, 3 offices, customer BR & fin bsmt area w/break rm, employee BR & stor areas.1BR&2BR attached apartments, Landlord pays Heat & Hot H2O.

Gates $145,000

The pride of ownership shows! Meticulously maintained Entress blt Colonial! priv fully fncd rear yrd w/ IG pool, patios & deck. hrdwds thruout, updated Cherry&Gran E-I kit,FR w/WB FP,Formal LR,DR,3BR's,w/a huge Mstr,w/o bsmt.

279-8040

279-8040

PropertySourceOnline.com/R207843 Property Source #R221261

Beautiful 1920's Colonial Ideal for entertaining! Remodeled E-I Kit w/Cherry cabinets, deck,dbl lot,hrdwds, gumwood trim&Orig detailing thruout the Foyer,LR w/artificial FP,1st flr off,&formal DR,3BR's,updated BA, C/A &2c gar.

279-8040

PropertySourceOnline.com/R221261

279-8040

PropertySourceOnline.com/R224579 Property Source #R216787

Irondequoit $109,900

Chili $129,900

Meticulously maintained! There is truly nothing to do but move in! Enjoy easy living in this Ranch home w/ hrdwds thruout the LR,E-I Kit&BR's,new BA,covered porch, rear patio priv yrd,2c att gar,v.siding,new furn,C/A+more.

PropertySourceOnline.com/R228047 Property Source #R207239

Greece $99,900

Beautiful Colonial Located across from Adeline Park.Hrdwds thruout &custom inlay in DR.Open flr plan, LR w/bay wndw, E-I Kit w/SS appl's, 3BRs incl's Mstr,updated BA,C/A+V. siding, fncd rear yrd w/shed/outbuilding+More.

279-8040

PropertySourceOnline.com/R216787

Irondequoit $96,900

Adorable West Irondequoit Colonial! Siding, thermal pane windows, newer furn & H2O, new ext & overhead gar doors! Open flr plan, LR, 1st flr office/Den, DR, deck, E-I Kit. Addn'l 200sf in finished LL, 3BRs + MORE!.

279-8040

PropertySourceOnline.com/R207239

Please call the phone number on the ad

East Rochester

11

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

Ask The Engineer

By Tom Wurzer, P.E.

Managing Partner, Warren Engineering

From The Ground Up

By Carmen Santora

Executive Director, Better Contractors Bureau

Back-Up Sump Pumps just in case

Remodeling Projects

Continued from page 6 automatically supply power to most, if not all, of the house, including the sump pump.

High quality comes at a high cost, and the installation of a whole house generator can run from $4,000 to $15,000.

As with any mechanical equipment, generators require maintenance. The whole house generator will typically run once per week for several minutes to “exercise” the unit and help charge the internal electric start battery. Similar to a car, there are air filters, oil filters, oil changes, etc. If you are not familiar with changing the oil in your car, you will want to consider a service contract to maintain the generator to make sure it is always ready for operation.

Whether or not a backup means of pumping water out of the basement is needed depends on many factors. Some basements have gravity drains and do not require pumps. Some sump pumps never run because the sump never accumulates water. But for basements with pump that run frequently during the spring and after rain storms, a backup means of pumping is good insurance.

We hope that the information above clearly points out some of the options and costs for backup sump pumping. As always, we welcome any questions and comments that you may have regarding this topic or other relating to building inspection.

huge variation in price based on brand, capacity, features, and more. Prices for a generator can range from $100 to $5,000.

There are small generators that can simply be operated outdoors near the basement with an extension cord running to the sump pump. However, for greater reliability, and to power other appliances such as the furnace and the refrigerator, a larger portable generator and a manual transfer switch are a better choice. This allows safe connection and operation of the outdoor generator and eliminates the risk of back-feeding the utility company service. The transfer switch has fuse or circuit breaker protection for the specific circuits as well. Transfer switches can cost from $250 to $400, plus installation by a qualified electrician.

There are high water level alarms available for sumps that are battery powered or connected to the security system of the home. These are helpful to alert you when the pump fails and when you need to get the generator connected and working. As long as you can keep the generator running and working, you can run the sump pump. In homes where constant pump operation is a possibility, having a second primary pump available in the event of a pump failure is a good idea as well.

Whole House Generators

The Taj Mahal of backup pumping provisions is the whole house generator. PermaWarren Engineering Document: 911031.pdf;Date: Feb 05, 2013 08:37:13 nently installed natural gas powered genera585-385-4766 tors provide the most reliable backup sump engineers@warreninspect.com pump option. Along with an automatic warreninspect.com transfer switch, a whole house generator can

“BUILD YOUR OWN BARDEN” And Save Thousands!

how much can you recover when you resell?

Continued from page 7

money doesn’t matter or you don’t care about resale values then by all means go for it.

It’s important to know that there are a variety of variables that can effect both the cost of the remodeling and the resale of the home such as the size of the remodeling company estimating the project and the values of the properties in the surrounding neighborhoods.

Below are some area examples of the cost of what some remodeling projects can cost and what could be recouped if you sell your house. The numbers presented here should only serve as guidelines when contemplating the potential return on your investment for a particular remodeling project.

Recovery costs for home improvement projects remain high and have been accelerating even though the growth in spending on home improvements has declined nationally over the last few years. As the economy improves so will spending on home improvements.

Lower priced projects during a sluggish economy are typical and usually only what is needed to keep a home energy efficient or make essential repairs. Higher priced projects tend to be more discretionary, and usually homeowners wait for the economy to improve before undertaking these expenditures.

Carmen Santora, says that he believes that within the five county area that the BCB services, the average cost recouped for home improvements probably falls lower than the national average and is somewhere around 75% or less range.

Better Contractors Bureau 585-338-3600 the-bcb.net

Document: 911031.pdf;Date: Feb 05, 2013 08:37:13

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Pittsford (585) 381-7322 Spencerport (585) 352-4896

Prudential Discover

Real Estate

Open Sunday 7/21 from 1-3pm

Chili $269,900

352-4896

PropertySourceOnline.com/R193730

Real Estate Salesperson

Property Source #R210892

Property Source #R223426

Greece $229,900

Webster $264,900

Stunning Former Home-arama Home Meticously maintained with numerous upgrades, new garage door & opener, Commercial/Industrial Epoxy garage floor. 1st flr bedroom/den/office, family room w/gas fireplace Maintenance free deck Laurie Orlop

Property Source #R210816

Property Source #R213874

Lisa & Jeff West Real Estate Salespersons

352-4896

PropertySourceOnline.com/R213874

Clarkson $179,900

Exceptionally maintained home! 3 BR 2.5 BA. Open 2-story foyer Eat-in kitchen includes ALL appliances incl washer/dryer. Granite counters, island & pantry.

Double doors lead to spacious master w/walk-in closet & private full bath.

Boating Enthusiast's Dream Home Private marina.

Wide open floor plan, newly renovated gourmet kitchen w/island. Great rm features fireplace, loads of natural light, access to large rear deck. Private/wooded rear lot. Finished bsmt.

352-4896

Lisa & Jeff West

PropertySourceOnline.com/R210816

Real Estate Salespersons

Property Source #R223976

Look Inside

Must See! Open floor plan. 1st floor laundry, Partially finished basement has a large rec room and lots of storage. Master bedroom has it's own vanity sink and entrance to the main bath.

Jennifer Skuza Real Estate Salesperson

352-4896

PropertySourceOnline.com/R210892

Property Source #R218210

Property Source #R185685

Spencerport $164,900

352-4896

Bart Mandarano

PropertySourceOnline.com/R223426

Real Estate Salesperson

Property Source #R226118

Irondequoit $145,000

Ogden $149,900

Great Location Large wooded lot. Greenhouse included. Low inexpensive electric. Large split, flowing floor plan with hardwood floors. Large attached garage. Gas fireplace. A must see.

Summerville Area With Beach Huge 4/5 Bdrm Colonial 3 full bath. Woodburnig Fireplace, Master bdrm with bath. Dinning area, Newer Kitchen 1st floor laundry and bath. 1 car Garage. Deck in the rear of the house.

New Listing 5 Bedroom 2 Bath colonial located in Spencerport School District. Formal dining room, 2 car attached garage, and appliances are included.

Mary Jo Fess Associate Real Estate Broker

381-7322

PropertySourceOnline.com/R223976

John Wallace Real Estate Salesperson

352-4896

352-4896

PropertySourceOnline.com/R185685

Open Sunday 7/21 from 1-3pm

Property Source #R216955

Wolcott $139,900

House on water! Enclosed porch. Florida room facing water. 75 foot L-shaped dock. Marty Mirt, Real Estate Salesperson

PropertySourceOnline.com/R218210 Property Source #R226955

Property Source #R221748

Irondequoit $122,900

352-4896

Jennifer Skuza

PropertySourceOnline.com/R226118

Real Estate Salesperson

Reduced to $99,900

Greece $118,000

Penfield $119,900

Well maintained home several updates Refinished hrdwd flrs,updated baths. '13. Back rm full bath could be an office or rec room. Finished basement has a workshop and sliding doors to divide the basement.

Lisa & Jeff West Real Estate Salespersons

352-4896

PropertySourceOnline.com/R216955

Property Source #R199818

Irondequoit $114,900

Almost an acre in Greece! Beautiful park-like yard with shed, patio & enclosed porch. BRAND NEW KIT! Formal DR, LR, 1.5 baths. Nice sized bdrms all on same level. Central air and wood burning fp.

Updates! Updated Ranch freshly painted inside & out!

Granite kitchen counters. Furnace 2007, C/A installed 2010. Recently upgraded 200 AMP elec svc, newly installed double-wide blktp driveway, paver walk.

Lisa & Jeff West

Real Estate Salespersons

352-4896

PropertySourceOnline.com/R221748

Property Source #R225895

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

Beautiful!

Property Source #R193730

Wow! Spacious Cape w/ Country Kit 1st flr den/bdrm, enclosed sunporch, fully fenced yrd, loads of updates since 2006! Updates: 200 amp electric, gas fireplace, high eff. furnace, powder rm, main bath, ht water!

Mary Jo Fess Associate Real Estate Broker

381-7322

PropertySourceOnline.com/R226955

Property Source #R203587

Property Source #R216032

Gates $99,900

Al & Cheryl Honan Real Estate Salesperson

352-4896

PropertySourceOnline.com/R216032

Property Source #R209104

Lisa & Jeff West Real Estate Salespersons

Property Source #R214795

Property Source #R224706

Lisa & Jeff West Real Estate Salespersons

Real Estate Salespersons

352-4896

PropertySourceOnline.com/R214795

Property Source #R224877

Greece $72,800

352-4896

PropertySourceOnline.com/R224706

Gus Zaso Associate Real Estate Broker

352-4896

352-4896

PropertySourceOnline.com/R203587

Property Source #R224893

352-4896

PropertySourceOnline.com/R218391

Property Source #R227321

PropertySourceOnline.com/R224877

Real Estate Salesperson

Gates $74,900

Rochester $74,000

Large Multi-Family Fully Rented 3 bdrm Apt down, Living/Dining Combo Slider door to Deck Huge Side Yard. Large bdrms, and laundry hook up on 1st floor with one Full bath. Upper Apt Very Nice again Large Bridget Massaro Real Estate Salesperson

352-4896

PropertySourceOnline.com/R224893

Property Source #R224762

Rochester $65,900

Unique Large 2 family Residence Vacant, upper apt 1 bedroom can rent for $550.00+, down apt 2 bedroom can rent for $650.00+ and a Fully Operating Mechanics Gargage being rented for $1000/month.

Real Estate Salesperson

Laurie Orlop

Move Right In Move in condition-interior just paintednewer w/w carpeting in 2 bedrooms-other carpet professionally cleaned.New bathroom floor.Private yard.

Large garage with attached shed with electricity.

Rochester $69,900

Bridget Massaro

352-4896

PropertySourceOnline.com/R225895

Property Source #R218391

One Story Living Central air, replacement windows, all appliances, partially finished basement, deck, shed, fully fenced yard and maintenance free vinyl exterior.

Brand new driveway 2012, all steel exterior doors.

Quiet 3 BR 1 BA Cape on quiet dead end street.

Furnace & central air 2010, water heater 6 months new. Detached 1-car garage + carport. Fully fenced rear yard.

Lisa & Jeff West

Real Estate Salespersons

Completely Remodeled 08'-New Kitchen 11'- New insulation, siding with decorative brick, some new windows, sliding glass door leading you to 140 square foot covered trex deck. Nice size lot with mature trees.

Renovated 2 BR 1 BA Cape Kitchen: new cabinetry, granite counter, backsplash, hood fan & flooring. Fresh paint, lighting & fixtures throughout. New carpeting in living room & bedrooms. Vinyl replacement windows.

Lisa & Jeff West Real Estate Salespersons

352-4896

PropertySourceOnline.com/R227321

Rochester $59,900

Please call the phone number on the ad

352-4896

PropertySourceOnline.com/R209104

Lisa & Jeff West

Irondequoit $79,900

Very Nice Home Beautiful hardwood floors through out home. Beautiful gas fireplace, backyard fully fenced. Numerous updates: Roof, furnace, water heater, dishwasher, garbage disposal, painting exterior.

Real Estate Salesperson

352-4896

PropertySourceOnline.com/R199818

Carlton $87,900

Priced $16K below assessment! New roof 2011. H2O tank new within the past year. Fireplaced fam rm.

Hrdwds beneath living rm, bdrms and hall carpeting.

Partially finished basement. Large partially fenced lot.

Fully Occupied Fully occupied 3-family professionally managed. Parking accommodations + garage.

Transferrable C of O.

Greece $79,900

Bart Mandarano

Gates $99,000

Rochester $99,900

Close to Everything 3 Bdrm Ranch Home features hrdwd flooring, freshly painted interior, corian counter tops, wood burning fireplace, built in shelving, tons of closets and storage, walk up attic for extra storage.

New Listing Home has 2 full baths. Large master bedroom with a walk in closet. Fast possession Gus Zaso Associate Real Estate Broker

352-4896

PropertySourceOnline.com/R224762

13

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

The Denninger Report

By Gini Denninger Broker/Owner, Goodman Realty

Investment Properties finding a golden egg Continued from page 2

to be educated in city code, and the special issues dealing with DSS or Section 8 tenants.” She points out that long time investors are willing to share their knowledge and are a good source of information. The NYSCPOB meetings provide an opportunity to all investors to share their problems and solutions, as well as hear speakers ranging from city officials such as Rochester’s Police Chief Shephard to property assessment reduction specialists like Rick Snoddy from Goodman Realty. D’Allesandro emphasizes that investors must take the time to educate themselves and one way to do so is to network with other investors.

Most local property investors plan to manage their own properties and are allowed by law, to handle all monies-

deposits and income, for THEIR OWN properties only. Those that chose to not do the day to day management, hire a management firm. By law, to be a property manager in NY State, one has to be a licensed real estate broker, who is allowed by law, to hold deposits and handle money from properties for clients. The broker can hire people to do the day to day management, under their supervision. There are many people in this city that act as property managers but are doing so illegally since they are not licensed brokers. If a client feels their property manager has not acted in their best interest, they have recourse by contacting the NYS Department of State.

Property managers charge a percentage of monthly income ranging from

9-12%, and additionally make money by charging for maintenence and repairs. Management agreements can be flexible, with some management companies willing to only collect the rents and the owner contracting out or doing their own repairs. It’s important, whether using a property manager or doing that job oneself, that the property owner regularly inspect their property to make sure it is being properly cared for, by tenants and/or property managers. Properties must be maintained to a certain level, and the worst insult should be, to be known as a “Slum Lord”. Properties are investments which need to be taken care of to maximize the profit potential to its maximum.

Being a property investor can be a very

Please call the phone number on the ad

As I See It

14

good way to earn a living, it can start small and go as big as the investor wants, provided they do their research and surround themselves with the right people.

Quality Realtors, real estate attorneys, finance officer, inspectors and management companies (when needed) as well as the opportunity to network, are crucial to success, along with the willingness to work the business. With these ingredients, the sky is the limit!

Goodman Realty

585-760-3880 GiniDRealEstate@gmail.com GoodmanRealtyNY.com

By Lana Torre

Interior Designer, Evergreen Interiors

Hot Diggity Dog July is a very special month. It is National Hot Dog Month. Americans eat 7 billion hot dogs between Memorial Day and Labor Day. That means about 60 hots a year per person.

Hot dogs are not just for baseball games. They have become quite gourmet in the hot dog world. There are dogs made for every taste. For the vegan, there are tofu dogs, for the beef lover, there are angus beef dogs, and for the calorie conscious there are turkey and chicken hot dogs. In

Rochester we have our famous Zweigle’s Hot Dogs, and my husband eats at least 2 porkers a week, if not more (porker aka Rochesterian white hot).

Where did the hot dog get its name? Back in 1901, in New York City, at a baseball game, a food vendor was selling sausages on bread.

They were called ‘dachsund’ sandwiches, which evolved to hot dogs.

How do people eat their dogs around the country? Out west, the dog is topped with chili. In Chicago, the dog is topped with caramelized

onions and mustard, and New Yorkers love their dogs topped with mustard (Frenchs’) and ketchup, and I love relish too.

The proper way of dressing you dog, according to the National Hot Dog Council, is to place your dog on the roll (unheated), add your condiments on top of the dog, ketchup first, then mustard, then relish.

There you have it the perfect dog.

What is in a hot dog? After much research, I am not going there. But I can tell you they have better ingredi-

ents than ever. There is also protein and iron in the dog, so, who knew, they are almost good for you!

Have a super July roasting your tube steaks on the grill. I almost forgot July is National Watermelon Month too. Have fun there is so much to celebrate!

Evergreen Interiors 585-223-8776 LanaTorre@aol.com LanaTorre.com

The Property Source

734-5302

Sal Tripi

PropertySourceOnline.com/R226628

Associate Real Estate Broker

Great L-Shaped home! Warm & comfortable plan, convenient location, 3rd bedroom was used as 1st floor laundry and may be converted back to a bedroom. Call lister for additional information.

Rochester

254-8055

734-5302

Reduced $5K

Located in Sought After Parkland Estates! IG pool!

Outdoor hot tub! Indoor saunna! Finished bsmt with home theater & full bar! Granite kitchen! Sellers offering $3K carpet allowance! Huge yard. GREAT home to raise a growing family!

Mark Ryan Associate Real Estate Broker

760-4188

PropertySourceOnline.com/R220726

Property Source #R224961

Huron $64,900 Sodus Bay! Shared New Dock, Cottage (needs work) Public water at the street. Great Potential and to get onto the water, What a deal!

303-7536

Luke Cino

PropertySourceOnline.com/R209572

Real Estate Broker

Rent2OwnRochester.com Need time to repair credit?

• Short or long term rentals available!!

• Pets acceptable!! (some restrictions apply) •

Irondequoit $145,900

Irondequoit Bay Lovers Dream Home! Irondequoit Bay Views! Private Road & Cul de Sac, overlooking Bay. Totally Refreshed! Open floor plan, deck & Hot Tub. Additional bayfront lot available for sale with purchase.

Call for details

Real Estate Broker

Sodus Bay

Open Sunday 7/14 from 2-4pm

Property Source #R216246

Gini Denninger

PropertySourceOnline.com/R223257

Real Estate Broker

Perinton $374,900

For Rent

Commercial Building on West Ridge Road Opposite Eastman Business park! 8-9 room + attic & bsmt. Parking lot in rear of building w/access from rear & front. Newly remolded outside. redone interior, beautiful character - Negotiable!. Tom Dougherty, Owner

PropertySourceOnline.com/R225478

458-4250

Vince Nebbia

Property Source #R209572

Property Source #R220726

Greece $113,500

Associate Real Estate Broker

PropertySourceOnline.com/R207309

Real Estate Broker

Very nice 4BR, 2 full BA house! Features a great FP in the FR, Hrdwds, Grt location- This house is only 1 blk away from the Perinton Rec Center( great for kids!)

Fairport Electric! huge bk yrd and patio to enjoy w/ friends & family.

Cover Home

Property Source #R225478

Sal Tripi

292-5111

Bernie Fallon

Commercial

Sold In 4 Days!

Perinton $195,000

Former Model Home in Excellent Condition! Original Owners! 4 BR split level, contemp style kit w/ tile floor.

Cathedral ceiling, skylights, WBFP in spacious FR, fin bsmt w/ sauna/jacuzzi/shower. Huge deck! Walk to Athena schools and Wegmans!

1500 Square Foot Center Split Level Large foyer entry, central air, mechanically sound, large master bedroom, washer dryer negotiable! Great way to start.

760-3880

PropertySourceOnline.com/R216246

Pittsford $265,900

Gini Denninger

Quiet Neighborhood St Freshly updated + painted w/ newly ref natural wood floors. New roof, windows & vinyl siding. Ready to move in! Possible In-law/student apt. Space for serious entertaining inside & out. Lg fenced yard.

Real Estate Broker

760-3880

•

Property Source Online • Volume 17 Issue 14 • July 10 - July 24, 2013

734-5302

PropertySourceOnline.com/R214152

Associate Real Estate Broker

Open Sunday 7/14 from 2-4pm Property Source #R223257

Greece $154,900

Greece $129,500

Many Amenities! Great Cul-de Sac location! Large Kitchen with island, flowing floor plan, 2 story foyer entry. Seller offering a paint allowance or new electric range. Call for details.

Sal Tripi

Property Source #R207309

Property Source #R226628

Greece $210,500

Type in Property Source #

TM

Open Sunday 7/14 & 7/21 from 1–3pm

New Listing!

Price Slashed $10K!!!

Property Source #R214152

More details at PropertySourceOnline.com

Relieve your stress, email/call/text today.

Carolyn Stiffler

(585) 732-0428

Associate Real Estate Broker CS@CarolynStiffler.com

PropertySourceOnline.com/R224961

Rental Communities Brockport

gates

gates

Gates

Gates

greece

greece

Greece

Willowbrooke Manor

Chase Woods Manor

LeChase Manor

White Oaks West

Larkin Creek

Windsor Gardens

2 BR townhomes. New kitchens/appliances, AC, wall to wall carpet, full basement.

1 & 2 BR apartments, Spacious floorplan, wall to wall carpet, laundry in building, storage.

The Park at Hickory Commons

Spanish Gardens

1 & 2 BR apartments 2 BR townhomes. Near SUNY Brockport, free cable.

1 & 2 BR. Cable, WiFi, A/C, clubhouse, business & fitness centers.

1 & 2 BR. Heat & hot water, laundry in building, convenient location, pet friendly.

1, 2, 3 BR, air, clubhouse, fitness center, playground, pool, pet friendly.

1 & 2 BR apartments and 2 BR townhomes, spacious, walk to beach, pets welcome.

(585) 563-1129

(585) 621-5440

Studio,1, 2 & 3 BR apartments, fitness center, heated pool, clubhouse, pets allowed.

henrietta

Henrietta

Henrietta

PENFIELD

PITTSFORD

spencerport

Victor

WEBSTER

Erie Station Village

Wedgewood on the Green

Wedgewood West

Cambridge Heights

Woodland Manor

Daniels Creek

BRAND NEW luxury 2 & 3 bedroom townhomes, attached garage.

Pittsford Village Estates

Crossroads

Studio, 1 & 2 BR. College housing, heat & hot water, wall to wall carpet, storage.

(585) 637-3400

(585) 334-6870 Brockport Brockport Crossing

1 & 2 BR apartments, 2 & 3 BR townhomes, private entrance, air, pet friendly.

(585) 637-5341 gates

Chase Woods Manor

2 BR townhomes. New kitchens/appliances, AC, wall to wall carpet, full basement.

(585) 247-3070

Studio, 1 & 2 BR. Pool, convenient location, wall to wall carpet, storage.

(585) 426-0030

(585) 697-1770

(585) 377-2300

(585) 334-9704

(585) 334-4910

gates

greece

henrietta

1 & 2 BR apartments, spacious floorplan, wall to wall carpet, laundry in building, storage.

1, 2 BR apartments, 2 BR townhomes. Air, cable, garage, storage, concierge service.

1& 2 BR apartments.

Country like setting, Internet, pool.

LeChase Manor

(585) 426-0030 gates

Westview Commons

1 & 2 BR apartments, private entrance, cable, garage, fitness center, pool, clubhouse.

(585) 594-1261

Newcastle

(585) 225-3177 greece

Spanish Gardens

1, 2 BR apartments, 2 BR townhomes. Spacious, walk to beach, pets welcome.

(585) 621-5440

Henrietta Highlands

(585) 426-2808

1, 2, 3 BR, heat & hot water and garage included, pets welcome.

(585) 381-3520 Irondequoit King's Court

1 & 2 BR apartments, heat & hot water included, central air intercom, entries.

(585) 334-1050

(585) 544-5340

henrietta

Irondequoit

1, 2 & 3 BR apts, 2 & 3 BR townhomes, lofts & studios. Washer/dryer, central heat /AC, ponds.

1 & 2 BR apartments, intercom entries, central air, heat & hot water included.

Erie Station Village

(585) 334-6870

East Ridge Manor

(585) 266-6180

1 & 2 BR apartments, 2 & 3 BR townhomes.

Air, laundry on-site, playground

(585) 352-0546

Studio, 1 & 2 BR, first floor laundry, hot water included, pet friendly.

(585) 924-5376

(585) 594-4343

1, 2, 3 BR, free cable, air, walk-in closets, fitness center, pool and pet friendly.

(585) 671-1380

Penfield

Pittsford

1 & 2 BR, quiet park-like setting, rent includes heat & hot water, air, storage, covered parking.

1 & 2 BR Rent includes heat, hot water & carport, air conditioning, Pittsford Schools.

NEW luxury 1, 2 & 3 BR apartments and 2 BR townhomes, gourmet kitchen, free golf.

Pittsford

Spencerport

Webster

1, 2, 3 BR apartments Rent includes heat, hot water and garage, pets welcome.

1 & 2 BR apartments, 2 & 3 BR townhomes.

Air, laundry on-site, playground

2 & 3 BR attached garage, gourmet kitchen, air, clubhouse, fitness center, pool.

Penfield Village

(585) 586-2210

Pittsford Village Estates

(585) 381-3520

Pittsford Garden

(585) 385-2450

Crossroads

(585) 352-0546

Victor

Saratoga Crossing

(585) 398-2717

North Ponds

(585) 545-4800

Please call the phone number on the ad

1, 2 & 3 BR apts, 2 & 3 BR townhomes, lofts & studios. Washer/dryer, central heat /AC, ponds.

(585) 247-3070

15

Sam Morreale & Danielle Riley |

Real Estate Salesperson 339-3966 | smorreale@nothnagle.com Sam is a Sales Platinum Award Winner Every Year Since Inception! Ranked # 14 out of 8000 Realtors in the Country for transactions in 2008 (Wall Street Journal) & Top 25 agent at Nothnagle since 1998!

Associate Real Estate Broker 339-3965 | driley@nothnagle.com

Samantha Sharkey Associate Real Estate Broker 339.3920

Jay Coddington Real Estate Salesperson 339.3923

Deborah Vinci-Camp Associate Real Estate Broker 339.3922

Jennifer LaRoche Real Estate Salesperson 339.3926

Grant Pettrone Real Estate Salesperson 339.3928

Danielle is One of New York State’s youngest real estate brokers!

Property Source #R223151

Greece $299,900

3BR, 2.5BA CUSTOM BUILT ranch! In IMPECCABLE CONDITION! Includes: siding w/brick accent, syn deck & gazebo, tray ceilings/ MBR & DR, fin bsmt w/kit, FR, Den, Gorgeous landscaping, All Appl's+more, EXECUTIVE QUALITY 292-8500 PC22447.

339-3966

Nothnagle.com/R223151 Property Source #R223294

Greece $129,900

3BR, 2BA Ranch In very nice condition! includes; brick front, new Trex deck, remodeled kit w/gran, remodeled cer BA's including sit down shower mstr, sunken FR w/ WB FP covered front porch+mores 292-8500 PC 54537.

339-3966

Nothnagle.com/R223294 Property Source #R221590

Rochester $84,900

EXCEPTIONALLY NICE! 3/4 BR colonial w/all components of a 2nd BA in bsmt, SQ footage does not incl poss 4th BR or FR on fin 3rd flr, Includes:siding, natural woodwork, STUNNING kit w/ appl's,porch+more 292-8500 PC17277.

339-3966

Nothnagle.com/R221590 Property Source #R225946

Property Source #R221935

Penfield $279,900

RARE FIND! 3BR, 2.5BA townhome ABSOLUTELY LOADED w/ special features&located on Shadow Lake Golf Course. Includes:1st flr Mstr,hrdwds, multiple vaulted ceil'gs/skylights/rec lights,C/A, gourmet kit to die for+MORE 292-8500 PC18287.

339-3966

Nothnagle.com/R221935 Property Source #R220555

Irondequoit $123,900

3BR, 1.5BA Split Level IMMAC CONDITION! In a secluded, wooded & convenient location! Includes: 7yr new HE furn, 3yr new C/A, fin bsmt, NEW driveway, 2yr new h2o tank, hrdwds, fncd yrd, WB FP, 2c att+MORE 292-8500 PC07717.

339-3966

Nothnagle.com/R220555 Property Source #R223253

Rochester $82,900

VALUE PACKED colonial A BR, full BA& FR on 1st flr, MBR/full Ba on 2nd flr,&1-2 rm knotty pine suite on 3rd flr. Also, natural woodwork, crwn moldings, appl's, deck, siding, & 7yr NEW T/Oroof gutters+more 292-8500 PC28017.

339-3966

Nothnagle.com/R223253

Just Listed!

Property Source #R221380

Greece $144,900

3/4BR, center-split VERY NICE CONDITION! Includes:newly remodeled kit w/oak flrs,new hrdwds in LR/DR,crwn mldings,new lam flr FR,siding w/part brick front, frt porch, remodeled BA & powdr rm&WB FP+MORE 292-8500 PC16657.

339-3966

Nothnagle.com/R221380 Property Source #R220663

Greece $99,900

4BR, 1.5BA cape cod 2,013 SF,situated on a.35 acre setting w/ BREATHTAKING trees &more,Includes: GIGANTIC FR, mod 150 amp electr serv, hrdwds, patio, 5yr NEW T/O roof, kit appl's& washer, Needs some TLC 292-8500 PC 08147.

339-3966

Nothnagle.com/R220663 Property Source #R212146

Rochester $80,000

3BR Colonial! Located in the HOT Charlotte neighborhood!

Includes:hrdwds, deck, WB FP LR, gas FP/DR, REMODELED bath, NEW(1 yr) T/O roof, newer HW tank, stove/laundry appl's, And Priced to Sell! 292-8500 PC71987.

339-3966

Nothnagle.com/R212146 Property Source #R224313

Property Source #R224946

Irondequoit $134,900

CLASSIC brick colonial! Filled w/tons of Olde World charm has 3 BR's w/poss.4th on the fin 3rd Flr, includes:1.5 BA's,fin bsmt w/WB FP, natural wdwork,Hrdwds,WB FP/LR, leaded glass, remodeled kit, 2c gar 292-8500 PC33857.

339-3966

Nothnagle.com/R224946 Property Source #R226324

Irondequoit $94,900

3BR Ranch/ MOVE-IN CONDITION Backs up to Seneca Park Zoo! Includes: siding,screened porch, 6yr new roof, 3yr new A/C&HE Furn, new carpet LR & hallway, hrdwds, kit Appl's, att gar w/opener &Avail for immed Occ! 292-8500 PC43837.

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Nothnagle.com/R226324 Property Source #R200288

Irondequoit $79,900

1995 Built Colonial! 3BR,1.5BA, colonial has very good sized rooms & great flr plan! Includes:siding, fncd yrd w/shed, PROFESS FIN bsmnt w/roughed-in BA & FR, kit appl's, C/A, NEW roof & PRICED TO SELL! 292-8500 PC37997.

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Nothnagle.com/R200288 Property Source #R219791

Property Source #R226744

Rochester $74,900

3BR, Center Entrance Colonial! Blt in 1950 & consists of 1,426SF, Includes: HOT Charlotte location, wraparound deck, rear FR addition, priv fncd yrd, & concrete blk gar,Currently rented and needs a little 'TLC' 292-8500 PC39807 ..

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Nothnagle.com/R225946

Just Listed!

Rochester $74,900

3/4 BR colonial In the HOT Culver-Merchants Rd Neighborhood w/ NEW T/O roof w/fully trans warranty! Includes: SG doors to deck, hrdwds, Open Kit, fully fenced yard, 2 car gar, GREAT LIST PRICE +more 292-8500 PC43287.

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Nothnagle.com/R226744 Property Source #R217086

Rochester $57,900 Move right into this.. 3BR cape cod on a 1/4 acre, parklike setting!

Includes:siding, 2 c gar w/wrkshp & att encl patio, Hrdwds, MOST T/O thermo wndws, 8yr new Furn, bsmt rec rm, remodeled kit & BA +more. 292-8500 PC53027.

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Nothnagle.com/R224313 Property Source #R215323

Rochester $49,900

TRUE 4BR Cape! PRICED TO SELL!! Includes: hrdwds, siding, fin encld porch, kit/lndry Appl's, 1yr NEW HE furn & H2O, wheelchair ramp (removable), ceramic BA, ample cabs in kit & AVAIL Immediately. 292-8500 PC04677.

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Nothnagle.com/R219791 Property Source #R221717

Property Source #R227275

Rochester $46,900

START HERE! 2/3 BR colonial! On VERY QUIET Str in HOT Charlotte neighborhood Includes:deep wooded lot, bump-out kit, close to Lake Ontario, currently rented, mth to mth, for $750+util, Need AMPLE SHOWING NOTICE! 292-8500 PC45707.

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Nothnagle.com/R227275

Rochester $44,900

1982 built & lead free! 3BR, 2BA, ranch has a full fin bsmt w/ kitchenette,C/A, 5yr NEW furn, 6yr NEW h2o tank, 200 amp electr serv, new laminate flrs kit&LR,fresh paint int & GIGANTIC kit, Pool table stays! 292-8500 PC55777.

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Nothnagle.com/R217086

Rochester $42,500

Good things come.. In small packages! 2BR ranch w/ fresh paint ext, 3 yr NEW T/O roof, kit appl's, att gar w/electr opener, alarm sys,circuit breakers, FULL bsmt, fenced yrd & NO NONCENTS PRICING! 2928500 PC79947.

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Nothnagle.com/R215323

Rochester $29,900

3BR cape cod UNIQUE& INTERESTING FEATURES including:9'ceil'gs, E-I kit, sunken FR, deck & fnced yrd, lg BR's +more!

Currently rented at below market rates for $600/mth to mth, to long term tenant 292-8500 PC17817.

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Nothnagle.com/R221717

Bryan M. Patane (585) 545-8699 Fully Insured • Free Estimates • Evening & Weekend Service

40 gallon A.O. Smith water heater installed for as low as

$595!

www.bpplumbing.biz