58 Landsdowne Ln · St. John Fisher College, NY 14618

$399,900

4 bd · 2.5 ba · 2,567 sqft · SingleFamily public records · 25 Days on market

Built 1960 0.67 ac lot $156/sqft · 12% below area Est $454k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +12.9/15.0
• Cash flow +10.3/30.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready home offering nearly 2,600 sq. ft. in the highly desirable East Ave Manor neighborhood in Pittsford! Situated on a huge park-like . 67-acre lot, this spacious property features 4 bedrooms and 2.5 baths, including a massive primary suite with a private ensuite bath. Inside, you’ll find two separate oversized living areas, providing incredible flexibility for everyday living, entertaining, or multi-generational needs. The second living room was previously used as a bedroom/in-law setup, creating endless possibilities for the next owner. The kitchen features white cabinetry, Corian countertops, and a tile backsplash. The finished lower level adds even more l

Key facts

• Wet bar
• Private backyard
• Huge park like lot

Tags

• EAST AVE MANOR NEIGHBORHOOD
• HUGE PARK LIKE LOT
• OVERSIZED LIVING AREAS
• FINISHED LOWER LEVEL
• WET BAR
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener and electricity
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: Two-story existing home; Below-grade finished area (partial finished basement)
• Construction: Stone and vinyl siding exterior; Asphalt roof; Block foundation; Copper plumbing; Built as an existing/resale property
• Exterior features: Awning(s); Blacktop driveway; Deck; Patio; Fully fenced yard; Irregular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: Total rooms include bedrooms as part of 9 total rooms
• Flooring: Hardwood floors; Tile floors; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Pantry; Primary bedroom with bath; Programmable thermostat; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $372k (6.9% below list).
• Recommended offer: $361k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 16.6% in St. John Fisher College — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: East Rochester Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 458 students, 48% FRL); East Rochester Junior-Senior High School (math 57% / reading 47%, grade D+, #946 of 1,100 statewide, top 88%, 515 students, 51% FRL).
• Market conditions: 116 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).
• This rent runs 36% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 25 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $360,934 (9.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $454,298
• List price: $399,900
• Delta: -11.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Landsdowne Ln	0.04mi	3/2.5 (-1)	2,526 (-2%)	7mo	$440,000	$174	84
15 Trowbridge Trl	0.18mi	3/2.5 (-1)	2,500 (-3%)	4mo	$425,000	$170	79
6 Shire Oaks Dr	0.32mi	3/2.0 (-1)	2,387 (-7%)	8mo	$650,000	$272	60
40 Washington Rd	0.38mi	4/2.5	2,848 (+11%)	10mo	$540,000	$190	56
8 Cranswick Ln	0.18mi	5/2.5 (+1)	2,928 (+14%)	10mo	$508,000	$173	55
32 Kimberly Rd	0.55mi	4/3.0	2,402 (-6%)	8mo	$359,000	$149	54
27 Shire Oaks Dr	0.42mi	4/1.5	2,331 (-9%)	8mo	$500,000	$215	54
4 Torwood Cir	0.40mi	5/2.5 (+1)	2,324 (-10%)	10mo	$355,000	$153	52
51 Oak Manor Ln	0.45mi	4/2.0	2,202 (-14%)	1mo	$502,000	$228	52
23 Rippingale Rd	0.68mi	4/2.5	2,381 (-7%)	5mo	$410,000	$172	52
5 Glendower Cir	0.75mi	4/2.5	2,242 (-13%)	1mo	$610,000	$272	43
59 Callingham Rd	0.72mi	3/2.5 (-1)	2,840 (+11%)	3mo	$425,000	$150	41

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-78,549
• Equity at exit: $59,626

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-85,267
• Equity at exit: $34,576

Cash invested: $111,972 (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 14618

• Active inventory: 116
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,723 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$898 /mo · $10,775/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $-221

Break-even live

Break-even rent $4,002

Max offer price $360,934

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-107	+0% $-221	+5% $-334	+10% $-447
Rent	-10% $-515	-5% $-368	+0% $-221	+5% $-74	+10% $74
Rate	-1.0pp $-19	-0.5pp $-119	base $-221	+0.5pp $-324	+1.0pp $-430

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Brittany Ln Pittsford, NY	2.0–3.0	2.0	1590	$2,679	$1.68	4d	1	1.24mi
74 S Main St Pittsford, NY	4.0	2.0	1846	$3,350	$1.81	45d	1	1.25mi

Listing history 8 events

1. 2026-06-09
   statusdays on market $399,900 Pending 25 DOM
2. 2026-06-07
   days on market $399,900 Active 24 DOM
3. 2026-06-05
   days on market $399,900 Active 21 DOM
4. 2026-06-03
   days on market $399,900 Active 20 DOM
5. 2026-06-03
   days on market $399,900 Active 19 DOM
6. 2026-06-01
   days on market $399,900 Active 18 DOM
7. 2026-05-31
   days on market $399,900 Active 17 DOM
8. 2026-05-14
   listed $399,900 Active 1139-char remark

ⓘ 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: $10,775 · $898/mo
• Projected year-2 tax: $10,775 · $898/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: $44,675
• − Mortgage interest: −$22,401
• − Property taxes: −$10,775
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,574
• − Management: −$3,574
• − Depreciation: −$11,633
• Taxable loss: −$9,282
• Est. tax savings @ 24.0%: +$2,228
• After-tax cash flow: $-419/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 — St. John Fisher College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 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: ▼ -246.83%
• Current HPI: 271.6387
• 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

2 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-05-14 Listed $399,900 UNYREIS

Property tax history

+3.4%/yr

Latest (2025): $10,775 · +25.6% YoY. Source: county tax records.