10 Pinehill Dr · Fairport, NY 14534

$360,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.70 ac lot $281/sqft · 7% below area Est $387k · 7% 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 +10.6/15.0
• Cash flow +8.8/30.0
• Schools +7.5/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy first floor living in this beautifully maintained 1,281 Sq Ft Ranch, with an additional 240 Square feet in the 4 season room! Located in Pittsford, on a quiet cul-de-sac street, this charming home features beautiful hardwood floors, thermopane windows, plenty of storage & a generator for peace of mind! The kitchen has been recently remodeled with Corian countertops, subway tile backsplash and stainless steel appliances. Hosting get-togethers is easy, with a nice flow from the Kitchen to the Dining room & spacious Living room. Relax year-round in the enclosed porch with a mini-split system overlooking the private, oversized backyard. The full basement offers 8 foot ceilings

Key facts

• 4 season room
• Plenty of storage
• Quiet cul-de-sac

Tags

• FIRST FLOOR LIVING
• 4 SEASON ROOM
• QUIET CUL-DE-SAC
• HARDWOOD FLOORS
• THERMOPANE WINDOWS
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Attached garage with 2.5 garage spaces; Driveway; Garage door opener; Garage has electricity
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Entry foyer; Existing (previously built); Facing not specified
• Construction: Brick and vinyl siding exterior; Attic/crawl hatchway(s) insulated; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Patio; Shed(s) / storage; Cul-de-sac lot; Pie-shaped residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Bedroom on main level
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating; Ductless heating; Central air conditioning; Ductless cooling
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Sliding glass door(s); Main level primary; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (18.7% below list).
• Recommended offer: $293k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 $11k 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.
• 2 sale attempts 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.

Recommended offer $292,681 (18.7% 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. 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. 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: 0.81% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $386,989
• List price: $360,000
• Delta: -25.09%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Kurt Rd	0.23mi	3/2.0	1,430 (+12%)	22mo	$357,000	$250	48

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-77,006
• Equity at exit: $53,677

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-90,771
• Equity at exit: $31,126

Cash invested: $100,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,927 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$569 /mo · $6,831/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-295

Break-even live

Break-even rent $3,300

Max offer price $307,889

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	19d	1	0.65mi

Listing history 7 events

1. 2026-06-18
   days on market $360,000 Active 8 DOM
2. 2026-06-17
   days on market $360,000 Active 7 DOM
3. 2026-06-16
   days on market $360,000 Active 6 DOM
4. 2026-06-15
   days on market $360,000 Active 5 DOM
5. 2026-06-13
   days on market $360,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $360,000 Active 2 DOM
7. 2026-05-14
   listed $289,900 Active 956-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: $6,831 · $569/mo
• Projected year-2 tax: $6,831 · $569/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $35,122
• − Mortgage interest: −$20,166
• − Property taxes: −$6,831
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$10,473
• Taxable loss: −$9,768
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-1,196/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

+24.2% since first listed

5 events — show timeline

• 2026-06-10 Listed $360,000 UNYREIS
• 2026-05-27 Listing Removed — UNYREIS
• 2026-05-26 Listing Removed — UNYREIS
• 2026-05-26 Listing Removed — UNYREIS
• 2026-05-14 Listed $289,900 UNYREIS

Property tax history

+16.0%/yr

Latest (2025): $6,831 · +29.9% YoY. Source: county tax records.