2457 Westside Dr · Churchville, NY 14514

$149,900

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 8 Days on market

Built 1941 0.83 ac lot $158/sqft · 47% below area Est $281k · 47% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this solid, cute & cozy ranch home! This home features 2 br plus an office "nook", large liv rm area, eat in oak kitchen & a finished front porch, that can double as a family room. There's a bonus finished attic space you can access by pull down stairs. The exterior is low maintenance w/ vinyl siding & updated architectural roof. The shed and exceptional wooded lot round out the package. This home had been owned by the same family for 73 yrs! There's a lot of original finishes here, so bring your toolbox and a little love too. Home to be sold "as is".

Key facts

• New water tank
• Fresh paint
• New gutter guards

Tags

• NEW ROOF
• NEW GUTTER GUARDS
• NEW WATER TANK
• REFINISHED HARDWOOD FLOORS
• NEW KITCHEN FLOOR
• FRESH PAINT

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Utilities: Electricity connected (circuit breakers); Photovoltaic panels on-grid; Public water connected; Sewer connected
• Home design: Single-story home; Existing construction; Block foundation
• Construction: Vinyl siding; Copper plumbing; Asphalt roof
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Shed(s)/storage; Wooded, rectangular residential lot; Main thoroughfare and city street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling unit(s)
• Interior features: Eat-in kitchen; Separate/formal living room; Home office; Partially furnished; Natural woodwork; Window treatments; Programmable thermostat; Drapes
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 71/100 on livability (#412 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; Watch: amenities F, commute F, health & safety D-.
• Churchville-Chili Central School District (rural): math 53% / reading 57% proficiency, ranked #291 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1941 — 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 B-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: 1.11% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (median comp): $280,549
• List price: $149,900
• Delta: -46.57%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3040 S Union St	0.43mi	2/2.0	1,057 (+11%)	2mo	$199,900	$189	56
5 Ivamae Dr	0.42mi	3/1.0 (+1)	1,022 (+8%)	11mo	$240,000	$235	53
5 Slate Dr	0.48mi	2/2.0	1,066 (+12%)	12mo	$255,000	$239	43
9 David Dr	0.35mi	3/1.5 (+1)	1,080 (+14%)	14mo	$279,000	$258	43
19 Hilltop Dr	0.44mi	3/1.5 (+1)	1,072 (+13%)	22mo	$229,000	$214	33

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-16,332
• Equity at exit: $22,351

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,634
• Equity at exit: $12,961

Cash invested: $41,972 (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 14514

• Home prices YoY: -12.2%
• Active inventory: 11
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$346 /mo · $4,157/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $123

Break-even live

Break-even rent $1,513

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $165	+0% $123	+5% $81	+10% $38
Rent	-10% $-9	-5% $57	+0% $123	+5% $189	+10% $255
Rate	-1.0pp $199	-0.5pp $161	base $123	+0.5pp $84	+1.0pp $45

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2431 Westside Dr North Chili, NY	2.0	1.0	882	$1,600	$1.81	3d	1	0.13mi
6 Goldenroot Ln North Chili, NY	1.0–3.0	1.0–2.0	1060	$2,170	$2.05	3d	29	1.05mi
1 Meadow Farm N North Chili, NY	3.0	1.0–1.5	1047	$1,750	$1.67	3d	1	1.33mi

Listing history 6 events

1. 2026-05-05
   status Pending 956-char remark
2. 2026-04-27
   listed $149,900 Active 956-char remark
3. 2021-02-17
   soldstatus $105,000 Closed Sale or Rented 606-char remark

   Show marketing remark (606 chars)

   Step into this solid, cute & cozy ranch home! This home features 2 br plus an office "nook", large liv rm area, eat in oak kitchen & a finished front porch, that can double as a family room. There's a bonus finished attic space you can access by pull down stairs. The exterior is low maintenance w/ vinyl siding & updated architectural roof. The shed and exceptional wooded lot round out the package. This home had been owned by the same family for 73 yrs! There's a lot of original finishes here, so bring your toolbox and a little love too. Home to be sold "as is".

4. 2021-01-14
   status Pending Sale 606-char remark

   Show marketing remark (606 chars)

   Step into this solid, cute & cozy ranch home! This home features 2 br plus an office "nook", large liv rm area, eat in oak kitchen & a finished front porch, that can double as a family room. There's a bonus finished attic space you can access by pull down stairs. The exterior is low maintenance w/ vinyl siding & updated architectural roof. The shed and exceptional wooded lot round out the package. This home had been owned by the same family for 73 yrs! There's a lot of original finishes here, so bring your toolbox and a little love too. Home to be sold "as is".

5. 2021-01-09
   historical Continue to Show- Under Contract 606-char remark

   Show marketing remark (606 chars)

   Step into this solid, cute & cozy ranch home! This home features 2 br plus an office "nook", large liv rm area, eat in oak kitchen & a finished front porch, that can double as a family room. There's a bonus finished attic space you can access by pull down stairs. The exterior is low maintenance w/ vinyl siding & updated architectural roof. The shed and exceptional wooded lot round out the package. This home had been owned by the same family for 73 yrs! There's a lot of original finishes here, so bring your toolbox and a little love too. Home to be sold "as is".

6. 2021-01-05
   listed $99,900 Active 606-char remark

   Show marketing remark (606 chars)

   Step into this solid, cute & cozy ranch home! This home features 2 br plus an office "nook", large liv rm area, eat in oak kitchen & a finished front porch, that can double as a family room. There's a bonus finished attic space you can access by pull down stairs. The exterior is low maintenance w/ vinyl siding & updated architectural roof. The shed and exceptional wooded lot round out the package. This home had been owned by the same family for 73 yrs! There's a lot of original finishes here, so bring your toolbox and a little love too. Home to be sold "as is".

ⓘ 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: $4,157 · $346/mo
• Projected year-2 tax: $4,157 · $346/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,020
• − Mortgage interest: −$8,397
• − Property taxes: −$4,157
• − Insurance: −$750
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,361
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,680/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: Churchville-Chili Central School District
• NCES district ID: 3607530
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $61,997
• Composite: 48.07/100
• National rank: #2191
• State rank: #291 of 590 in NY

Livability — Churchville

• Score: 71/100
• State rank: #412
• US rank: #7142

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

• Population (ZIP): 5,979

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 (86%)
• Race & ethnicity: White 86% Black 6% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Korean 1%

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: ▼ -35.84%
• Current HPI: 256.8081
• Rent YoY: —
• Metro: —
• 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

+50.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-27 Listed $149,900 UNYREIS
• 2021-02-17 Sold (MLS) $105,000 UNYREIS
• 2021-01-14 Pending — UNYREIS
• 2021-01-09 Contingent — UNYREIS
• 2021-01-05 Listed $99,900 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $4,157 · -1.0% YoY. Source: county tax records.