95 Brook Rd · Pittsford, NY 14534

$249,900

3 bd · 1.5 ba · 1,775 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.38 ac lot $141/sqft · 48% below area Est $480k · 48% 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 +18.8/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• 1% rule +7.1/10.0
• DSCR +5.9/10.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN SATURDAY 1-3 PM. .. Just steps from the Erie Canal/Pittsford Canal Trail yet tucked away in a quiet and sought-after neighborhood you will find this Charming Colonial loaded with tasteful updates and classic charm! Nice open eat-in kitchen/dining area, complete with extra cabinets and counter space, a breakfast bar, recessed lighting, built-in corner cabinets and all appliances. Cozy up to the gas fireplace in the large living room with built-in wall cabinets or enjoy the summer breezes in the Huge Sun and Window-filled Family room, Step outside to the relaxing backyard retreat, complete with a nice-size deck and tranquil water feature. .. Back on the inside you have 3 generous sized

Key facts

• Open eat-in kitchen
• Gas fireplace
• Backyard retreat

Tags

• STEPS FROM ERIE CANAL
• OPEN EAT-IN KITCHEN
• GAS FIREPLACE
• HUGE SUN FILLED FAMILY ROOM
• BACKYARD RETREAT
• NICE SIZE DECK

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: Attached garage; Detached garage; Garage door opener; Driveway; Total of 3 garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: Two-story home; Existing/resale property
• Construction: Wood siding; Attic/crawl hatchway(s) insulated; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 164 (0.38 acre)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Eat-in kitchen; Breakfast bar
• Bedrooms: Total of 7 rooms including living and family rooms
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Kitchen island; Programmable thermostat; Thermal windows; Has full basement
• Laundry & utility: Washer; Dryer; Gas water heater

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 $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.5% vs local median 2.6% in Pittsford — 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 94/100 on livability (#1 in NY, #10 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 6.9

CMA / ARV

• ARV (median comp): $479,666
• List price: $249,900
• Delta: -47.90%
• 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
222 Long Meadow Cir	0.25mi	3/1.5	1,676 (-6%)	10mo	$353,000	$211	71
22 Hearthstone Rd	0.21mi	4/2.5 (+1)	1,856 (+5%)	8mo	$350,000	$189	67
7 Brook Rd	0.35mi	3/1.5	1,556 (-12%)	4mo	$335,000	$215	60
79 E Park Rd	0.19mi	3/2.5	1,660 (-6%)	21mo	$516,000	$311	59
138 Woodland Rd	0.14mi	3/2.0	1,963 (+11%)	23mo	$500,000	$255	55
2741 Clover St	0.67mi	3/2.5	1,871 (+5%)	6mo	$635,000	$339	50
5 Courtenay Cir	0.62mi	3/2.0	1,819 (+2%)	22mo	$413,500	$227	46
9 Sutherland St	0.64mi	3/2.0	1,646 (-7%)	13mo	$636,000	$386	45
3525 Monroe Ave	0.39mi	3/1.5	1,980 (+12%)	23mo	$373,000	$188	43
14 Courtenay Cir	0.68mi	3/2.5	1,616 (-9%)	12mo	$440,000	$272	39
51 Heatherhurst Dr	0.64mi	3/2.0	1,648 (-7%)	21mo	$400,000	$243	38
36 Lincoln Ave	0.72mi	4/3.5 (+1)	2,026 (+14%)	20mo	$505,900	$250	14

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-24,148
• Equity at exit: $37,261

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $862
• 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: 188
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,035 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$731 /mo · $8,773/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $252

Break-even live

Break-even rent $2,716

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $393	-5% $323	+0% $252	+5% $181	+10% $110
Rent	-10% $12	-5% $132	+0% $252	+5% $372	+10% $492
Rate	-1.0pp $378	-0.5pp $315	base $252	+0.5pp $187	+1.0pp $121

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 4 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	0.47mi
7 Courtenay Cir Pittsford, NY	4.0	2.0	1833	$3,400	$1.85	22d	1	0.61mi
74 S Main St Pittsford, NY	4.0	2.0	1846	$3,350	$1.81	45d	1	0.89mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	15d	1	1.12mi

Listing history 1 events

1. 2026-05-15
   listed $249,900 Active 1136-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: $8,773 · $731/mo
• Projected year-2 tax: $8,773 · $731/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $36,419
• − Mortgage interest: −$13,998
• − Property taxes: −$8,773
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − Depreciation: −$7,270
• Taxable loss: −$698
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $3,190/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 — Pittsford

• Score: 94/100
• State rank: #1
• US rank: #10

Category grades

Amenities B- Commute A+ Cost of living D Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 33,230
• 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

2 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-15 Listed $249,900 UNYREIS

Property tax history

+2.9%/yr

Latest (2025): $8,773 · +30.1% YoY. Source: county tax records.