39 Hunters Run · Fairport, NY 14534

$349,900

5 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 37 Days on market

Built 1959 0.65 ac lot $272/sqft · 13% below area Est $403k · 13% 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 +14.0/30.0
• ARV discount +13.5/15.0
• Schools +7.5/10.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a beautifully-maintained landscape, with mature trees, colorful perennials, and a private creekside path, this lovely ranch home offers five bedrooms and two full baths. The bright and spacious kitchen, offers plenty of storage and prep space; the living room's expansive windows, allow for an abundance of natural light and an exceptional view of the wooded oasis and vibrant wildlife. Rich hardwood floors, flow throughout. Spend warm evenings on the patio, with a cocktail; when the air turns crisp, appreciate the autumn hues. The finished basement (an additional 1,200 + sq. ft. of living space), would be ideal for an in-law suite or guest quarters--also perfect for entertaining (wet bar/wood stove/tv area). Interior and exterior, freshly painted in 2020. In 2016: hot water tank, dishwasher, garbage disposal. Near every convenience and recreational activity--walk to the canal and grab an ice cream cone! Pittsford Schools and Town of Perinton taxes!

Key facts

• Wet bar
• One-level living
• Spacious garage

Tags

• PRIVATE CREEKSIDE PATH
• FINISHED LOWER LEVEL
• WET BAR
• SPACIOUS GARAGE
• ONE-LEVEL LIVING

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Garage door opener; Garage with electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High-speed internet available; Gas water heater
• Home design: Single-story home; Existing construction; Entry foyer; Waterfront property (river/stream frontage); Frontage approximately 70 feet; Irregular lot
• Construction: Asphalt roof; Brick and cedar exterior; Copper plumbing; Block foundation; Attic/crawl hatchway(s) insulated; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Patio; Open porch; Private yard; River and stream access; Secluded, wooded lot; Near public transit; See remarks

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Main level primary; Bedroom on main level; Guest quarters / in-law suite
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning; Programmable thermostat
• Interior features: Wet bar; Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Guest accommodations; Home office; Living/dining room; Solid surface counters; Natural woodwork; Window treatments; Convertible bedroom; In-law floorplan; Programmable thermostat; Drapes; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (6.6% below list).
• Recommended offer: $327k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Fairport — 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 74/100 on livability (#301 in NY, #4,847 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: commute F.
• 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; 1 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 $10k 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

• It's been on market 37 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $227k; list at $350k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $326,812 (6.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.93% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (median comp): $403,317
• List price: $349,900
• Delta: -13.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-53,558
• Equity at exit: $52,171

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-42,257
• Equity at exit: $30,253

Cash invested: $97,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,268 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$554 /mo · $6,644/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $47

Break-even live

Break-even rent $3,208

Max offer price $349,900

Occupancy floor 94%

Sensitivity live

Price	-10% $245	-5% $146	+0% $47	+5% $-52	+10% $-151
Rent	-10% $-211	-5% $-82	+0% $47	+5% $177	+10% $306
Rate	-1.0pp $224	-0.5pp $136	base $47	+0.5pp $-43	+1.0pp $-135

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.31mi

Listing history 15 events

1. 2026-06-09
   statusdays on market $349,900 Pending 37 DOM
2. 2026-06-07
   days on market $349,900 Active Under Contract 36 DOM
3. 2026-06-03
   days on market $349,900 Active Under Contract 32 DOM
4. 2026-06-03
   days on market $349,900 Active Under Contract 31 DOM
5. 2026-06-01
   days on market $349,900 Active Under Contract 30 DOM
6. 2026-05-31
   days on market $349,900 Active Under Contract 29 DOM
7. 2026-05-18
   price $349,900 1928-char remark
8. 2026-05-06
   status Active 1928-char remark
9. 2026-04-24
   listed $364,900 Active 1928-char remark
10. 2020-10-13
    soldstatus $226,800
11. 2020-10-09
    soldstatus $226,800 Closed Sale or Rented 975-char remark

    Show marketing remark (975 chars)

    Tucked away on a beautifully-maintained landscape, with mature trees, colorful perennials, and a private creekside path, this lovely ranch home offers five bedrooms and two full baths. The bright and spacious kitchen, offers plenty of storage and prep space; the living room's expansive windows, allow for an abundance of natural light and an exceptional view of the wooded oasis and vibrant wildlife. Rich hardwood floors, flow throughout. Spend warm evenings on the patio, with a cocktail; when the air turns crisp, appreciate the autumn hues. The finished basement (an additional 1,200 + sq. ft. of living space), would be ideal for an in-law suite or guest quarters--also perfect for entertaining (wet bar/wood stove/tv area). Interior and exterior, freshly painted in 2020. In 2016: hot water tank, dishwasher, garbage disposal. Near every convenience and recreational activity--walk to the canal and grab an ice cream cone! Pittsford Schools and Town of Perinton taxes!

12. 2020-09-01
    status Pending Sale 975-char remark

    Show marketing remark (975 chars)

    Tucked away on a beautifully-maintained landscape, with mature trees, colorful perennials, and a private creekside path, this lovely ranch home offers five bedrooms and two full baths. The bright and spacious kitchen, offers plenty of storage and prep space; the living room's expansive windows, allow for an abundance of natural light and an exceptional view of the wooded oasis and vibrant wildlife. Rich hardwood floors, flow throughout. Spend warm evenings on the patio, with a cocktail; when the air turns crisp, appreciate the autumn hues. The finished basement (an additional 1,200 + sq. ft. of living space), would be ideal for an in-law suite or guest quarters--also perfect for entertaining (wet bar/wood stove/tv area). Interior and exterior, freshly painted in 2020. In 2016: hot water tank, dishwasher, garbage disposal. Near every convenience and recreational activity--walk to the canal and grab an ice cream cone! Pittsford Schools and Town of Perinton taxes!

13. 2020-08-12
    historical Continue to Show- Under Contract 975-char remark

    Show marketing remark (975 chars)

    Tucked away on a beautifully-maintained landscape, with mature trees, colorful perennials, and a private creekside path, this lovely ranch home offers five bedrooms and two full baths. The bright and spacious kitchen, offers plenty of storage and prep space; the living room's expansive windows, allow for an abundance of natural light and an exceptional view of the wooded oasis and vibrant wildlife. Rich hardwood floors, flow throughout. Spend warm evenings on the patio, with a cocktail; when the air turns crisp, appreciate the autumn hues. The finished basement (an additional 1,200 + sq. ft. of living space), would be ideal for an in-law suite or guest quarters--also perfect for entertaining (wet bar/wood stove/tv area). Interior and exterior, freshly painted in 2020. In 2016: hot water tank, dishwasher, garbage disposal. Near every convenience and recreational activity--walk to the canal and grab an ice cream cone! Pittsford Schools and Town of Perinton taxes!

14. 2020-08-08
    listed $224,900 Active 975-char remark

    Show marketing remark (975 chars)

    Tucked away on a beautifully-maintained landscape, with mature trees, colorful perennials, and a private creekside path, this lovely ranch home offers five bedrooms and two full baths. The bright and spacious kitchen, offers plenty of storage and prep space; the living room's expansive windows, allow for an abundance of natural light and an exceptional view of the wooded oasis and vibrant wildlife. Rich hardwood floors, flow throughout. Spend warm evenings on the patio, with a cocktail; when the air turns crisp, appreciate the autumn hues. The finished basement (an additional 1,200 + sq. ft. of living space), would be ideal for an in-law suite or guest quarters--also perfect for entertaining (wet bar/wood stove/tv area). Interior and exterior, freshly painted in 2020. In 2016: hot water tank, dishwasher, garbage disposal. Near every convenience and recreational activity--walk to the canal and grab an ice cream cone! Pittsford Schools and Town of Perinton taxes!

15. 1996-04-18
    soldstatus $125,000

ⓘ 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: $6,644 · $554/mo
• Projected year-2 tax: $6,644 · $554/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $39,217
• − Mortgage interest: −$19,600
• − Property taxes: −$6,644
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − Depreciation: −$10,179
• Taxable loss: −$5,230
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $1,824/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 — Fairport

• Score: 74/100
• State rank: #301
• US rank: #4847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 42,750
• 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

+179.9% since first listed

11 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-05-27 Contingent — UNYREIS
• 2026-05-18 Price Changed $349,900 UNYREIS
• 2026-05-06 Relisted — UNYREIS
• 2026-04-24 Listed $364,900 UNYREIS
• 2020-10-13 Sold (Public Records) $226,800 Public Records
• 2020-10-09 Sold (MLS) $226,800 UNYREIS
• 2020-09-01 Pending — UNYREIS
• 2020-08-12 Contingent — UNYREIS
• 2020-08-08 Listed $224,900 UNYREIS
• 1996-04-18 Sold (Public Records) $125,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,644 · -1.0% YoY. Source: county tax records.