570 Marsh Rd Rd · Pittsford, NY 14534

$249,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 8 Days on market

Built 1955 0.37 ac lot Est $285k · 12% under

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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 +25.2/30.0
• ARV discount +13.0/15.0
• DSCR +8.2/10.0
• Schools +7.5/10.0
• 1% rule +6.7/10.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming, nicely maintained ranch home in the heart of Pittsford. Situated on a desirable corner lot at Marsh Road and Cullins Run, this property combines a prime location with move-in-ready comfort. Property Highlights:• Interior: 1,000 sq ft of single-story living space featuring 3 bedrooms and 1 full bath. • Living Space: A spacious front living room serves as the perfect hub for relaxation. • Indoor-Outdoor Flow: Dedicated dining area features sliding glass doors to the deck and yard. • Kitchen Upgrades: New stainless steel oven/range and dishwasher (April 2026), plus a premium double-door refrigerator with a bottom freezer, built-in microwave, and am

Key facts

• 0.37 acre lot
• Garage
• Built 1955

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water connected; Septic tank sewer; Electricity connected (circuit breakers); Cable available
• Home design: Single-story home; Existing/resale property
• Construction: Shingle, pitched asphalt roof; Wood siding; Blown-in insulation; Attic/crawl hatchway(s) insulated; Copper plumbing; Block and slab foundation
• Exterior features: Deck; Patio; Blacktop driveway; Fully fenced yard; Corner, rectangular residential lot (120 x 134)

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Refrigerator; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Sliding doors and sliding glass door(s); Living/dining room; No-stairs accessibility; Moisture control for improved indoor air quality
• Laundry & utility: Basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.0% 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; 2 comparable units currently listed for rent nearby; 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 $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $249,900

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: 1.17% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $285,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Cullens Run	0.14mi	3/1.0	1,060 (+6%)	16mo	$302,500	$285	70

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-5,014
• Equity at exit: $37,261

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $41,504
• Equity at exit: $21,607

Cash invested: $69,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,934 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$348 /mo · $4,170/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $556

Break-even live

Break-even rent $2,231

Max offer price $249,900

Occupancy floor 76%

Sensitivity live

Price	-10% $698	-5% $627	+0% $556	+5% $485	+10% $415
Rent	-10% $324	-5% $440	+0% $556	+5% $672	+10% $788
Rate	-1.0pp $682	-0.5pp $620	base $556	+0.5pp $491	+1.0pp $425

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Cullens Run Pittsford, NY	4.0	2.0	1300	$3,000	$2.31	44d	1	0.16mi
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	19d	1	1.28mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $249,900 Pending 8 DOM
2. 2026-06-03
   days on market $249,900 Active 7 DOM
3. 2026-06-03
   days on market $249,900 Active 6 DOM
4. 2026-06-01
   days on market $249,900 Active 5 DOM
5. 2026-05-31
   days on market $249,900 Active 4 DOM
6. 2026-05-27
   listed $249,900 Active

ⓘ 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: $4,170 · $348/mo
• Projected year-2 tax: $4,197 · $350/mo
• Expected delta: +$27/yr (+$2/mo · 0.6%)

ⓘ 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: $35,213
• − Mortgage interest: −$13,998
• − Property taxes: −$4,170
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$7,270
• Taxable income: $2,891
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $5,979/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

1 event — show timeline

• 2026-05-27 Listed $249,900 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $4,170 · +72.3% YoY. Source: county tax records.