6 Hunters Pointe · East Rochester, NY 14534

$469,900

4 bd · 2.5 ba · 2,051 sqft · SingleFamily public records · 7 Days on market

Built 1983 0.37 ac lot $229/sqft · 16% below area Est $562k · 16% 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 +14.9/15.0
• Schools +7.5/10.0
• Cash flow +6.4/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The location you've been waiting for! Welcome to 6 Hunters Pointe in Pittsford! Pittsford Schools! 4 bedrooms! En-suite primary! Fresh newly painted colors. Updated kitchen and new powder room! Formal living room, family room with gas fireplace open to the kitchen, formal dining room. Fantastic private backyard with newly stained deck with loads of room for lawn games and fun! Run to see this one! Offers will not be reviewed until TUESDAY May 19, 2026 at 4PM.

Key facts

• Newly stained deck
• Private backyard
• Gas fireplace

Tags

• UPDATED KITCHEN
• PRIVATE BACKYARD
• NEW POWDER ROOM
• GAS FIREPLACE
• NEWLY STAINED DECK

Property features AI

Exterior

• Parking: Attached garage with two spaces; Garage with electricity and garage door opener
• Utilities: Public water connected; Community/coop sewer; Cable available; Circuit breakers
• Home design: Two-story home; Existing construction
• Construction: Block foundation; Block, concrete and vinyl siding construction; Asphalt roof; Has full basement with sump pump
• Exterior features: Blacktop driveway; Open patio; Patio; Porch; Rectangular residential lot; City street frontage; Lot dimensions roughly 100 x 160

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator; Kitchen island; Eat-in kitchen; Breakfast area
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast area; Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Kitchen island; Sliding glass doors; Bath in primary bedroom; Programmable thermostat; Sliding doors
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-818 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (28.9% below list).
• Recommended offer: $325k (30.8% below list) — sets the bar for cash-flow.

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.
• 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: 188 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $200k; list at $470k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $325,375 (30.8% 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. 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. 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: 0.71% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 11.7

CMA / ARV

• ARV (median comp): $562,189
• List price: $469,900
• Delta: -16.42%
• 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
15 Hunters Pointe	0.07mi	4/2.5	2,105 (+3%)	14mo	$607,500	$289	81
30 Hunters Pointe	0.26mi	4/2.5	2,146 (+5%)	12mo	$582,000	$271	70
47 Falcon Trl	0.28mi	3/2.5 (-1)	2,176 (+6%)	4mo	$475,000	$218	68
20 Kitty Hawk Dr	0.33mi	4/2.5	1,921 (-6%)	8mo	$380,000	$198	67
11 Santa Dr	0.34mi	4/2.5	1,850 (-10%)	2mo	$450,000	$243	67
23 Kitty Hawk Dr	0.32mi	4/2.5	2,022 (-1%)	19mo	$441,000	$218	66
5691 Pittsford Palmyra Rd	0.61mi	4/2.0	2,052 (0%)	10mo	$280,000	$136	61
325 Marsh Rd	0.28mi	4/2.0	2,214 (+8%)	15mo	$499,900	$226	59
30 Kitty Hawk Dr	0.39mi	5/3.0 (+1)	2,222 (+8%)	11mo	$580,000	$261	52
38 Arlington Dr	0.40mi	3/2.0 (-1)	2,243 (+9%)	12mo	$421,000	$188	48
16 Latium Dr	0.52mi	4/2.5	2,275 (+11%)	15mo	$461,000	$203	45
75 Brentwood Ln	0.69mi	4/1.5	1,752 (-15%)	2mo	$430,000	$245	37

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: -29.3%
• Equity multiple: 0.03×
• Total profit: $-128,072
• Equity at exit: $70,064

10-year hold

• IRR: -29.4%
• Equity multiple: -0.35×
• Total profit: $-177,893
• Equity at exit: $40,628

Cash invested: $131,572 (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: 188
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,339 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$796 /mo · $9,552/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-818

Break-even live

Break-even rent $4,375

Max offer price $325,375

Occupancy floor —

Sensitivity live

Price	-10% $-552	-5% $-685	+0% $-818	+5% $-951	+10% $-1,084
Rent	-10% $-1,082	-5% $-950	+0% $-818	+5% $-686	+10% $-554
Rate	-1.0pp $-581	-0.5pp $-699	base $-818	+0.5pp $-940	+1.0pp $-1,064

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	15d	1	1.16mi
74 S Main St Pittsford, NY	4.0	2.0	1846	$3,350	$1.81	44d	1	1.44mi

Listing history 5 events

1. 2026-05-12
   listed $469,900 Active 471-char remark
2. 2007-07-20
   soldstatus $200,000
3. 1999-06-02
   soldstatus $161,900
4. 1995-01-17
   soldstatus $143,500
5. 1994-12-08
   soldstatus $157,000

ⓘ 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: $9,552 · $796/mo
• Projected year-2 tax: $9,552 · $796/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 2/10 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: $40,069
• − Mortgage interest: −$26,322
• − Property taxes: −$9,552
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,205
• − Management: −$3,205
• − Depreciation: −$13,670
• Taxable loss: −$18,235
• Est. tax savings @ 24.0%: +$4,376
• After-tax cash flow: $-5,441/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 — 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

+199.3% since first listed

6 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-12 Listed $469,900 UNYREIS
• 2007-07-20 Sold (Public Records) $200,000 Public Records
• 1999-06-02 Sold (Public Records) $161,900 Public Records
• 1995-01-17 Sold (Public Records) $143,500 Public Records
• 1994-12-08 Sold (Public Records) $157,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $9,552 · +15.6% YoY. Source: county tax records.