1662 Rush Scottsville Rd · Honeoye Falls, NY 14543

$75,000

2 bd · None ba · 1,400 sqft · SingleFamily · 10 Days on market

Built 1815 Fair condition 1.00 ac lot $54/sqft · 75% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Building site or total rehab to make it your own. This farmhouse style home offers 2/3 bdrms. Major improvements completed include a tear off roof and new windows, both done in 2012. Septic sytem was inspected and tested but has not been used since 2012. Shared driveway currently in place, town approval exists for a potential new road cut. Bring your vision and creativity to transform this property into your dream home or investment opportunity. This home has been subdivided from a larger property. Taxes and assessment TBD

Key facts

• Subdivided property
• Town dot approval
• Shared driveway

Tags

• NEW WINDOWS
• SHARED DRIVEWAY
• TOWN DOT APPROVAL
• SUBDIVIDED PROPERTY

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank
• Home design: Two-story home; Existing (previously built) property; Road frontage on a main thoroughfare
• Construction: Aluminum siding; Architectural shingle roof
• Exterior features: Gravel driveway; Irregular lot

Interior

• Bedrooms: Total of 8 rooms (includes living and other rooms)
• Heating & cooling: Heating details noted in remarks
• Interior features: Separate/formal dining room; Additional interior features described in remarks
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.7% vs local median 0.8% in Honeoye Falls — 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 80/100 on livability (#102 in NY, #1,648 nationally) — a professional / high-income tenant draw. Strengths: schools A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1815 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1815 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $302,299
• List price: $75,000
• Delta: -75.19%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1672 Rush Scottsville Rd Rd	0.02mi	2/—	1,400 (0%)	8mo	$60,000	$43	92
1829 Middle Rd	0.37mi	3/1.5 (+1)	1,305 (-7%)	7mo	$297,000	$228	60
5930 E Henrietta Rd	0.58mi	3/1.5 (+1)	1,308 (-7%)	3mo	$185,000	$141	55
6002 East Henrietta Rd	0.71mi	3/1.0 (+1)	1,573 (+12%)	9mo	$180,000	$114	34

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $17,399
• Equity at exit: $11,183

10-year hold

• IRR: 28.5%
• Equity multiple: 3.54×
• Total profit: $53,256
• Equity at exit: $6,485

Cash invested: $21,000 (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 14543

• Home prices YoY: -8.7%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $464

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $516	-5% $490	+0% $464	+5% $438	+10% $412
Rent	-10% $366	-5% $415	+0% $464	+5% $513	+10% $562
Rate	-1.0pp $501	-0.5pp $483	base $464	+0.5pp $444	+1.0pp $424

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $75,000 Active 528-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,917
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,182
• Taxable income: $4,647
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,449/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The property requires significant roof repairs and some landscaping improvements to increase its value. It is currently in fair condition with potential for substantial value enhancement.

Repairs flagged

• Major roof — The roof appears to be in poor condition based on the satellite image.
• Minor landscaping — Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can improve both the resale and rental value of the property.
• Both painting and minor repairs — Painting and addressing minor repairs can improve the home's appearance and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition based on the satellite image.	Major	$15,000–50,000
landscaping · Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can improve both the resale and rental value of the property. ↑
• Both painting and minor repairs — Painting and addressing minor repairs can improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Honeoye Falls

• Score: 80/100
• State rank: #102
• US rank: #1648

Category grades

Amenities F Commute F Cost of living B- Crime A Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,301

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 95% English-only · Chinese 2% Spanish 1% Other Asian/Pacific 1%

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: ▼ -26.18%
• Current HPI: 276.0238
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-12 Listed $75,000 UNYREIS