6 Hunters Pointe

East Rochester, NY 14534

$469,900D

4 bd · 2.5 ba · 2,051 sqft · Built 1983 · SingleFamily · Pending · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,339/mo
• Mortgage (P&I): −$2,464
• Tax + insurance: −$992
• HOA: −$0
• Vac / Maint / Mgmt: −$701
• Net cashflow: $-818/mo
• Annual: $-9,818/yr
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• 1% rule: 0.71%
• Cash to close: $131,572

Investor read

• This is a 4-bed/2.5-bath single-family listed at $470k.
• 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).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $325k (30.8% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Zoned schools: Jefferson Road School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 471 students, 0% FRL); Calkins Road Middle School (math 67% / reading 82%, grade A, #61 of 729 statewide, top 9%, 638 students, 0% FRL); Pittsford Sutherland High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 898 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• 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).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Current owner paid $200k; list at $470k implies a 135% gain — meaningful room to come down on a strong offer.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.
• 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.