67 Grangerford · Scottsville, NY 14586

$249,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 7 Days on market

Built 1990 0.26 ac lot Est $273k · 8% 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 +11.3/15.0
• Cash flow +10.7/30.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Delayed Showings Begin 6/4/26 & Delayed Negotiations to be 6/10/26 @ Noon ~ Solid From Top to Bottom! ~ Great Walkable Neighborhood ~ Updates Include High End Kitchen, Flooring, Windows, HVAC, Roof, Bathrooms etc ~ Just Move In! ~ Large Back Deck ~ Above Ground Pool opened and ready for you to enjoy on closing day ~ Finished Room in basement perfect for Exercise Room, Home Office, Playroom, Guest Room or whatever your needs may be. 12 Minutes or less to URMC / Strong Memorial Hospital, R. I. T, URMC Marketplace facility, Rt 390 and the NYS Thruway Interchange.

Key facts

• Large back deck
• High end kitchen
• Above ground pool

Tags

• HIGH END KITCHEN
• LARGE BACK DECK
• ABOVE GROUND POOL
• FINISHED ROOM IN BASEMENT
• WALKABLE NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage with garage door opener and electrical; 2 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story home; Resale property; Vinyl siding
• Construction: Block foundation; Vinyl siding exterior; Existing construction
• Exterior features: Blacktop driveway; Deck; Above-ground pool

Interior

• Kitchen: Appliances negotiable; Solid surface counters
• Bedrooms: Total rooms include office, other room and bonus room (7 rooms total)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Home office; Living/dining room; Solid surface counters; Thermal windows; See remarks / other interior details
• Laundry & utility: 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 $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (11.3% below list).
• Recommended offer: $222k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Scottsville — 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 71/100 on livability (#409 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ethel K Fyle Elementary School (math 74% / reading 64%, grade A-, #447 of 2,108 statewide, top 24%, 424 students, 55% FRL); Henry V Burger Junior High School (math 48% / reading 56%, grade C+, #241 of 729 statewide, top 35%, 691 students, 43% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 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 $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.

Recommended offer $221,740 (11.3% 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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $273,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Grangerford Hts	0.04mi	3/1.5	1,350 (+4%)	2mo	$295,000	$219	90
367 Farrell Road Ext	0.07mi	3/1.5	1,300 (0%)	11mo	$254,000	$195	88
84 Grangerford Hts	0.04mi	3/1.5	1,300 (0%)	18mo	$250,000	$192	83
7 Fieldstone Ln	0.48mi	3/1.5	1,373 (+6%)	0mo	$310,000	$226	68
43 Grangerford Hts	0.04mi	3/1.0	1,450 (+12%)	12mo	$216,000	$149	67
111 Farrell Road Ext	0.57mi	3/1.5	1,300 (0%)	10mo	$271,000	$208	65
540 Countess Dr	0.39mi	3/1.5	1,288 (-1%)	22mo	$270,000	$210	62
13 Sundew Ln	0.43mi	3/1.0	1,307 (+0%)	21mo	$292,500	$224	60
131 Grangerford Hts	0.11mi	3/2.0	1,490 (+15%)	12mo	$250,000	$168	59
115 Cave Holw	0.53mi	3/1.5	1,300 (0%)	22mo	$230,000	$177	57
87 Mickens Bnd	0.63mi	3/1.5	1,364 (+5%)	21mo	$310,000	$227	45
79 Mickens Bnd	0.65mi	3/1.5	1,488 (+14%)	3mo	$330,000	$222	43

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-47,875
• Equity at exit: $37,261

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-50,857
• 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 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$455 /mo · $5,459/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-118

Break-even live

Break-even rent $2,366

Max offer price $229,092

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-47	+0% $-118	+5% $-189	+10% $-259
Rent	-10% $-293	-5% $-205	+0% $-118	+5% $-30	+10% $57
Rate	-1.0pp $8	-0.5pp $-54	base $-118	+0.5pp $-183	+1.0pp $-248

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Countess Dr West Henrietta, NY	1.0–2.0	1.0–1.5	866	$1,810	$2.09	4d	24	0.32mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $249,900 Pending 7 DOM
2. 2026-06-10
   days on market $249,900 Active 6 DOM
3. 2026-06-09
   days on market $249,900 Active 5 DOM
4. 2026-06-09
   days on market $249,900 Active 4 DOM
5. 2026-06-07
   days on market $249,900 Active 3 DOM
6. 2026-06-05
   remarks 568-char remark
7. 2026-06-05
   listed $249,900 Active 1 DOM

ⓘ 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: $5,459 · $455/mo
• Projected year-2 tax: $5,459 · $455/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,609
• − Mortgage interest: −$13,998
• − Property taxes: −$5,459
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$7,270
• Taxable loss: −$5,625
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $-63/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Scottsville

• Score: 71/100
• State rank: #409
• US rank: #7059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 4,450
• Metro: Rochester, NY
• Population (ZIP): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

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 (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 3%

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: ▼ -24.58%
• Current HPI: 265.7183
• 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

1 event — show timeline

• 2026-06-04 Listed $249,900 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $5,459 · +13.3% YoY. Source: county tax records.