24 Cullens Run · Pittsford, NY 14534

$275,000

3 bd · 1.5 ba · 1,630 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.50 ac lot Est $357k · 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 +19.1/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Curb appeal! Pittsford Schools! Charming 1600 square foot ranch set on a beautifully landscaped 1/2 acre corner lot. Freshly painted rooms. New 2012 updates: Kitchen appliances; Washer; Dryer; Carpet; and Family room flooring! Central Air! There is extra storage in rear of the spacious 2-car garage plus more storage in the 8x15 gardeners shed.

Key facts

• Hot water tank
• Tiled foyer
• Vinyl siding

Tags

• VINYL SIDING
• TEAR-OFF ROOF
• HOT WATER TANK
• FURNACE CENTRAL AIR
• UPDATED DUCTWORK
• TILED FOYER

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service; Cable and high-speed internet available; Gas water heater
• Home design: Single-story home; Resale property; City street frontage; Irregular residential lot approximately 0.5 acre (120 x 195)
• Construction: Vinyl siding; Blown-in insulation; Copper plumbing; Asphalt shingle roof; Block and slab foundation; Existing (previously built) structure
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Shed(s) / exterior storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Garbage disposal; Solid surface countertops; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level; Total of 3 main-level bedrooms
• Flooring: Ceramic tile; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Open living/dining area; Sliding glass door(s); Storage; Solid surface counters; Window treatments; Programmable thermostat; Drapes; Sliding doors
• Laundry & utility: Main-level laundry with accessible utilities; Washer hookup and dryer (Dryer listed among appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.6% vs local median 2.5% in Pittsford — 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 94/100 on livability (#1 in NY, #10 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living D.
• Pittsford Central School District (suburban): math 80% / reading 84% proficiency, ranked #34 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $143k; list at $275k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1955 — 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: 1.08% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $356,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Butternut Dr	0.31mi	3/1.5	1,575 (-3%)	1mo	$400,000	$254	80
44 Cullens Run	0.17mi	4/2.0 (+1)	1,622 (-0%)	6mo	$330,000	$203	79
16 Cullens Run	0.07mi	4/2.0 (+1)	1,492 (-8%)	2mo	$349,900	$235	74
28 Little Brook Dr	0.35mi	3/2.0	1,582 (-3%)	10mo	$315,000	$199	68
22 Butternut Dr	0.32mi	3/2.0	1,646 (+1%)	20mo	$341,000	$207	65
577 Marsh Rd	0.08mi	3/2.0	1,394 (-14%)	12mo	$265,000	$190	60
688 Marsh Rd	0.54mi	3/1.5	1,633 (+0%)	21mo	$325,000	$199	57
482 Marsh Rd	0.31mi	4/2.0 (+1)	1,484 (-9%)	11mo	$325,000	$219	54
21 Little Brook Dr	0.23mi	2/2.5 (-1)	1,492 (-8%)	14mo	$386,200	$259	54
652 Marsh Rd	0.39mi	4/2.0 (+1)	1,479 (-9%)	10mo	$350,000	$237	51
4 Cottonwood Ln	0.53mi	4/1.5 (+1)	1,812 (+11%)	17mo	$365,000	$201	38
11 Santa Dr	0.66mi	4/2.5 (+1)	1,850 (+14%)	2mo	$450,000	$243	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-25,897
• Equity at exit: $41,003

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,885
• Equity at exit: $23,777

Cash invested: $77,000 (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 14534

• Active inventory: 186
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,980 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$507 /mo · $6,078/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $291

Break-even live

Break-even rent $2,612

Max offer price $275,000

Occupancy floor 85%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Cullens Run Pittsford, NY	4.0	2.0	1300	$3,000	$2.31	43d	1	0.20mi
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	19d	1	1.25mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	14d	1	1.30mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $275,000 Pending 7 DOM
2. 2026-06-01
   days on market $275,000 Active 6 DOM
3. 2026-05-31
   days on market $275,000 Active 5 DOM
4. 2026-05-26
   listed $275,000 Active
5. 2012-08-02
   soldstatus $143,000 346-char remark

   Show marketing remark (346 chars)

   Curb appeal! Pittsford Schools! Charming 1600 square foot ranch set on a beautifully landscaped 1/2 acre corner lot. Freshly painted rooms. New 2012 updates: Kitchen appliances; Washer; Dryer; Carpet; and Family room flooring! Central Air! There is extra storage in rear of the spacious 2-car garage plus more storage in the 8x15 gardeners shed.

6. 2012-07-31
   soldstatus $143,000
7. 2012-06-08
   listed $149,900 346-char remark

   Show marketing remark (346 chars)

   Curb appeal! Pittsford Schools! Charming 1600 square foot ranch set on a beautifully landscaped 1/2 acre corner lot. Freshly painted rooms. New 2012 updates: Kitchen appliances; Washer; Dryer; Carpet; and Family room flooring! Central Air! There is extra storage in rear of the spacious 2-car garage plus more storage in the 8x15 gardeners shed.

8. 1997-05-30
   soldstatus $108,000

ⓘ 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: $6,078 · $507/mo
• Projected year-2 tax: $6,078 · $507/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,757
• − Mortgage interest: −$15,404
• − Property taxes: −$6,078
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$8,000
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $3,686/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: Pittsford Central School District
• NCES district ID: 3623160
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 84% ▲ 7.00%
• Median HH income: $106,940
• Composite: 74.75/100
• National rank: #151
• State rank: #34 of 590 in NY

Livability — Pittsford

• Score: 94/100
• State rank: #1
• US rank: #10

Category grades

Amenities B- Commute A+ Cost of living D 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: Monroe County · 674,131 people
• City population: 33,230
• Metro: Rochester, NY
• Population (ZIP): 33,230
• Household income: $143,694
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 398.0

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 (81%)
• Race & ethnicity: White 81% Asian 8% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 2% Spanish 2%

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: ▼ -232.40%
• Current HPI: 258.0726
• 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

+154.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $275,000 UNYREIS
• 2012-08-02 Sold (MLS) $143,000 UNYREIS
• 2012-07-31 Sold (Public Records) $143,000 Public Records
• 2012-06-08 Listed $149,900 UNYREIS
• 1997-05-30 Sold (Public Records) $108,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,078 · +14.2% YoY. Source: county tax records.