34 Lochnavar Pkwy · East Rochester, NY 14534

$249,900

3 bd · 1.5 ba · 1,784 sqft · SingleFamily public records · 17 Days on market

Built 1954 0.74 ac lot Est $314k · 20% 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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this rare treasure in the coveted Pittsford area—a "diamond in the rough" that promises an extraordinary living experience! Nestled on a lush . 74-acre lot, this sprawling 1954 ranch exudes charm and awaits your personal touch. Boasting robust new features such as a new roof, elegant shake shingle vinyl siding, and new windows, this home offers the perfect blend of classic appeal and modern amenities. Spanning 1,784 square feet, it’s designed for both comfort and style. Step outside into a beautifully manicured paradise featuring an expansive patio enclosure complete with a luxurious hot tub—an entertainer's dream! Inside, soak in the beau

Key facts

• 0.74 acre lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 186 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $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

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $250k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $313,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Lochnavar Pkwy	0.00mi	3/1.5	1,784 (0%)	0mo	$383,500	$215	100
51 Lochnavar Pkwy	0.13mi	3/2.5	1,783 (-0%)	8mo	$350,000	$196	83
10 Callingham Rd	0.17mi	3/1.5	1,738 (-3%)	7mo	$305,000	$175	82
5 Callingham Rd	0.12mi	3/1.5	1,595 (-11%)	2mo	$375,724	$236	75
5 Kimberly Rd	0.41mi	4/1.5 (+1)	1,850 (+4%)	13mo	$325,000	$176	59
128 W Spruce St	0.70mi	3/2.0	1,773 (-1%)	8mo	$260,000	$147	58
34 Charmwood Rd	0.36mi	3/2.5	1,518 (-15%)	11mo	$260,000	$171	45
8 Barnwood Hts	0.53mi	3/2.5	2,032 (+14%)	5mo	$515,000	$253	44
705 Roosevelt Rd	0.41mi	4/2.0 (+1)	1,587 (-11%)	17mo	$186,999	$118	41
408 S Washington St	0.66mi	3/1.5	1,596 (-10%)	14mo	$209,500	$131	40
15 Kimberly Rd	0.46mi	4/2.5 (+1)	1,980 (+11%)	14mo	$487,300	$246	39
121 W Spruce St	0.73mi	4/2.0 (+1)	1,624 (-9%)	8mo	$270,000	$166	38

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-22,128
• Equity at exit: $37,261

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,994
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$600 /mo · $7,205/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $285

Break-even live

Break-even rent $2,551

Max offer price $249,900

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

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	3d	1	0.94mi
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	3d	1	1.06mi
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	3d	10	1.21mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	1.35mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	14d	1	1.46mi

Listing history 4 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-08
   listed $249,900 Active
4. 1997-04-07
   soldstatus $108,500

ⓘ 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: $7,205 · $600/mo
• Projected year-2 tax: $7,205 · $600/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 ≥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: $34,936
• − Mortgage interest: −$13,998
• − Property taxes: −$7,205
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$7,270
• Taxable loss: −$376
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $3,509/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): 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

+130.3% since first listed

4 events — show timeline

• 2026-04-25 Pending — UNYREIS
• 2026-04-16 Contingent — UNYREIS
• 2026-04-08 Listed $249,900 UNYREIS
• 1997-04-07 Sold (Public Records) $108,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,205 · +36.0% YoY. Source: county tax records.