239 Fairport Rd · East Rochester, NY 14450

$195,000

2 bd · 2.0 ba · 1,394 sqft · SingleFamily · 13 Days on market

Built 1951 0.40 ac lot Est $300k · 35% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Pittsford, NY where we offer you an updated 2 bed, 2 bath ranch with East Rochester schools. The striking stucco front elevation greets you as you approach the paver walkway. Once inside, the original breezeway has been transformed into a tranquil flex space with a wood-burning fireplace, laminate flooring, brick accents, and allows for convenient covered access from the 2 car garage to the main house. Gorgeous refinished hardwood floors, recessed lights, and large picture windows fill every room with warmth. The combined living and dining room boasts the 2nd wood burning fireplace and built-ins. Constructed in 1951, the owners have preserved elements of the mid-century aesthetic

Key facts

• Fenced patio
• Tranquil flex space
• Updated ranch

Tags

• UPDATED RANCH
• TRANQUIL FLEX SPACE
• WOOD BURNING FIREPLACE
• FENCED PATIO
• NEARLY 1/2 ACRE LOT
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water connected; Septic sewer system; Electrical service with circuit breakers
• Home design: Single-story property; Existing (previously built) condition; Main thoroughfare road frontage
• Construction: Stucco and vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Finished / partially finished basement
• Exterior features: Blacktop driveway; Partial fencing

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Combined living and dining area; Storm windows with wood frames
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.4% vs local median 4.5% in East Rochester — 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $1k; list at $195k implies a 17627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1951 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $299,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Fairport Rd	0.00mi	2/2.0	1,394 (0%)	1mo	$300,000	$215	99
43 Lochnavar Pkwy	0.14mi	2/2.0	1,431 (+3%)	1mo	$379,000	$265	88
103 Washington Rd	0.09mi	3/2.0 (+1)	1,505 (+8%)	2mo	$318,900	$212	76
507 Beechwood Dr	0.16mi	3/2.0 (+1)	1,287 (-8%)	1mo	$326,250	$253	74
605 Grant St	0.41mi	3/2.0 (+1)	1,407 (+1%)	1mo	$330,000	$235	73
5 Callingham Rd	0.12mi	3/1.5 (+1)	1,595 (+14%)	2mo	$375,724	$236	61
239 W Hickory St	0.43mi	3/1.0 (+1)	1,357 (-3%)	9mo	$281,000	$207	59
149 W Ivy St	0.51mi	3/1.5 (+1)	1,364 (-2%)	8mo	$253,000	$185	58
214 W Hickory St	0.48mi	3/1.5 (+1)	1,283 (-8%)	1mo	$310,000	$242	56
7 Forest Rd	0.49mi	3/1.5 (+1)	1,200 (-14%)	6mo	$165,000	$138	42
409 W Elm St	0.55mi	2/1.0	1,198 (-14%)	6mo	$139,900	$117	42
302 Mckinley St	0.57mi	3/1.5 (+1)	1,200 (-14%)	8mo	$220,000	$183	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,572
• Equity at exit: $29,075

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-9,062
• Equity at exit: $16,860

Cash invested: $54,600 (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 14450

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $350

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 79%

Sensitivity live

Price	-10% $485	-5% $417	+0% $350	+5% $283	+10% $215
Rent	-10% $180	-5% $265	+0% $350	+5% $435	+10% $520
Rate	-1.0pp $448	-0.5pp $400	base $350	+0.5pp $299	+1.0pp $248

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	4d	1	0.74mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	45d	1	0.95mi
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	4d	1	0.98mi
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	4d	1	1.01mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	24d	1	1.09mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	1.10mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	11d	1	1.24mi
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	4d	10	1.25mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	4d	1	1.31mi
57 Monroe Ave Unit 3 Pittsford, NY	1.0	1.0	900	$2,350	$2.61	45d	1	1.47mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	15d	1	1.48mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-24
   listed $195,000 Active
4. 2001-07-03
   soldstatus $1,100
5. 2001-04-11
   listed $1,150

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

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 ≥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: $25,786
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$5,673
• Taxable income: $1,165
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,920/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ 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: 7,529
• Metro: Rochester, NY
• Population (ZIP): 42,750
• Household income: $109,466
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 843.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 1% 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: ▼ -189.56%
• Current HPI: 270.7329
• Rent YoY: ▼ -0.84%
• 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

+16856.5% since first listed

5 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-04-30 Contingent — UNYREIS
• 2026-04-24 Listed $195,000 UNYREIS
• 2001-07-03 Sold (MLS) $1,100 UNYREIS
• 2001-04-11 Listed $1,150 UNYREIS