19 Longhorn Dr · Rochester Institute of Technology, NY 14586

$259,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 7 Days on market

Built 1976 0.31 ac lot $144/sqft · 18% below area Est $317k · 18% 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 +15.0/15.0
• Cash flow +12.9/30.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained and updated contemporary home featuring an open floor plan and soaring vaulted ceilings that fill the space with natural light. The upgraded kitchen offers modern finishes and flows seamlessly into the bright, inviting living and dining area. Freshly painted throughout, this home is truly move in ready. With three bedrooms and two full baths, there's plenty of space for comfortable living. The lower level provides great flexibility, with potential for an in-law or teen suite. Step outside to a beautiful deck with pergola for relaxing or entertaining. Owner is an avid gardener and has multiple raised beds, fruit trees, raspberries and blueberry bushes.

Key facts

• Open floor plan
• Raised beds
• Bright living area

Tags

• OPEN FLOOR PLAN
• UPGRADED KITCHEN
• BRIGHT LIVING AREA
• BEAUTIFUL DECK
• RAISED BEDS
• FRUIT TREES

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story property; Resale condition; Existing builder model (Tor Builders)
• Construction: Architectural shingle roof; Vinyl siding; Copper plumbing; Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven and range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Various flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Ductless cooling; Ductless and gas heating; Radiant heating
• Interior features: Skylights and thermal windows; Sliding glass doors; Breakfast bar; Cathedral ceilings; Formal dining room; Entrance foyer; Formal living room; In-law floorplan; Finished basement with sump pump; See remarks
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (4.5% below list).
• Recommended offer: $248k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Rochester Institute of Technology — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• 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 $8k 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 $65k; list at $260k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $248,089 (4.5% 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 1976 — 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. 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?
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: 0.95% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (median comp): $316,505
• List price: $259,900
• Delta: -17.88%
• 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
45 Rawhide Dr	0.09mi	4/2.5 (+1)	1,792 (-0%)	9mo	$254,000	$142	76
12 Rawhide Dr	0.12mi	3/2.5	1,698 (-6%)	10mo	$285,000	$168	70
93 Falcon Dr	0.14mi	3/1.0	1,568 (-13%)	9mo	$225,000	$143	64
140 Overland	0.15mi	3/1.5	1,540 (-14%)	5mo	$306,000	$199	63
188 Overland Trl	0.14mi	3/1.5	1,568 (-13%)	9mo	$218,000	$139	62
52 Morin Cir	0.46mi	4/3.0 (+1)	1,836 (+2%)	8mo	$400,000	$218	55
34 Prairie Trl	0.30mi	3/1.5	1,540 (-14%)	7mo	$280,000	$182	54
11 Wenrich Cir	0.34mi	3/1.5	1,568 (-13%)	10mo	$305,000	$195	52
36 Yellowstone Dr	0.52mi	4/2.0 (+1)	1,624 (-10%)	2mo	$355,000	$219	48
11 Tree Top Ln	0.75mi	4/2.5 (+1)	1,824 (+1%)	5mo	$335,000	$184	48
16 Alton Way	0.56mi	3/2.0	1,564 (-13%)	1mo	$405,000	$259	47
57 Yellowstone Dr	0.44mi	4/2.0 (+1)	1,548 (-14%)	8mo	$266,000	$172	40

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-43,279
• Equity at exit: $38,752

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-38,767
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$509 /mo · $6,112/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-21

Break-even live

Break-even rent $2,507

Max offer price $256,253

Occupancy floor 96%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Overland Trl West Henrietta, NY	3.0	2.0	1568	$2,800	$1.79	14d	1	0.27mi

Listing history 3 events

1. 2026-05-14
   status Pending 881-char remark
2. 2026-05-06
   listed $259,900 Active 881-char remark
3. 1998-11-10
   soldstatus $65,000

ⓘ 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: $6,112 · $509/mo
• Projected year-2 tax: $6,112 · $509/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $29,771
• − Mortgage interest: −$14,558
• − Property taxes: −$6,112
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$7,561
• Taxable loss: −$4,523
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $838/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 — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• 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

+299.8% since first listed

3 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $259,900 UNYREIS
• 1998-11-10 Sold (Public Records) $65,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $6,112 · +34.4% YoY. Source: county tax records.