3 Fenimore Dr · Pittsford, NY 14534

$524,900

4 bd · 2.5 ba · 2,782 sqft · SingleFamily public records · 9 Days on market

Built 1981 0.73 ac lot $189/sqft · 14% below area Est $608k · 14% under

---

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 +13.6/15.0
• Schools +7.5/10.0
• Cash flow +5.7/30.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Desirable Charter Oaks nbrhd & walking dist to Pittsford-MendonHS, this well maintained Colonial offers nearly 3,000 sqft of beautifully updated living space. Featuring 4 spacious BRMS & 1st-floor office/den/5th BR. This home combines timeless charm & modern upgrades. A 2-story foyer welcomes w/ Brazillian cherry floors that flow throughout much of 1st level. The spacious mudroom area offers abundant cust storage & closet space, w/ conv 1st-floor laundry rm nearby. The white kitchen, designed for everyday living & entertaining w/ center island, walk-in pantry, double ovens, & newer SS appl. opens to the inviting family rm, to enjoy wood-burning fireplace,

Key facts

• 2 story foyer
• 1st floor laundry rm
• White kitchen

Tags

• WELL MAINTAINED COLONIAL
• 2 STORY FOYER
• BRAZILLIAN CHERRY FLOORS
• SPACIOUS MUDROOM AREA
• 1ST FLOOR LAUNDRY RM
• WHITE KITCHEN

Property features AI

Exterior

• Parking: Attached garage with storage and electricity; Garage door opener; Driveway
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Two-story home; Existing (established) property
• Construction: Cedar and frame construction; Asphalt architectural shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Deck; Covered porch; Porch; Shed(s) / exterior storage

Interior

• Kitchen: Double oven; Gas cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Kitchen island
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Den; Formal dining room; Entrance foyer; Formal living room; Home office; Kitchen island; Kitchen-family room combo; Sliding glass doors; Storage; Natural woodwork; Convertible bedroom; Primary bedroom with bath; Programmable thermostat; Accessible bedroom
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (29.5% below list).
• Recommended offer: $335k (36.1% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.5% 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; 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).
• This rent runs 31% of the median local income ($144k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $242k; list at $525k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $335,490 (36.1% 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. 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?
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: 0.70% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 11.8

CMA / ARV

• ARV (median comp): $607,763
• List price: $524,900
• Delta: -13.63%
• 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
7 Bay Colony Dr	0.09mi	4/2.5	2,636 (-5%)	2mo	$560,000	$212	86
14 Fenimore Dr	0.14mi	4/2.5	2,898 (+4%)	10mo	$655,000	$226	78
16 Whitecliff Dr	0.60mi	4/2.5	2,864 (+3%)	0mo	$565,000	$197	67
4 Le Pere Dr	0.71mi	4/2.5	2,784 (+0%)	0mo	$550,000	$198	66
41 Old Farm Cir	0.71mi	4/3.5	2,782 (0%)	6mo	$546,000	$196	58
11 Van Cortland Dr	0.72mi	4/2.5	2,652 (-5%)	8mo	$450,000	$170	52
11 Warder Dr	0.41mi	4/2.5	2,374 (-15%)	10mo	$429,000	$181	48
15 White Briar	0.61mi	4/2.5	2,396 (-14%)	5mo	$549,900	$230	44
2 White Briar	0.64mi	5/2.5 (+1)	3,040 (+9%)	7mo	$635,000	$209	44
9 Bromley Rd	0.57mi	5/2.5 (+1)	2,365 (-15%)	3mo	$560,000	$237	41
330 Mendon Rd	0.54mi	5/2.5 (+1)	2,376 (-15%)	7mo	$440,000	$185	40
26 Wood Stone Rise	0.75mi	5/2.5 (+1)	3,160 (+14%)	6mo	$726,000	$230	32

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: -31.7%
• Equity multiple: -0.04×
• Total profit: $-153,065
• Equity at exit: $78,264

10-year hold

• IRR: -35.5%
• Equity multiple: -0.50×
• Total profit: $-220,078
• Equity at exit: $45,384

Cash invested: $146,972 (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: 11.8×

Monthly cashflow live

• Estimated rent: $3,698 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$1,023 /mo · $12,271/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $-1,072

Break-even live

Break-even rent $5,056

Max offer price $335,490

Occupancy floor —

Sensitivity live

Price	-10% $-775	-5% $-924	+0% $-1,072	+5% $-1,221	+10% $-1,369
Rent	-10% $-1,364	-5% $-1,218	+0% $-1,072	+5% $-926	+10% $-780
Rate	-1.0pp $-808	-0.5pp $-939	base $-1,072	+0.5pp $-1,208	+1.0pp $-1,347

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Stuyvesant Rd Pittsford, NY	5.0	2.5	2374	$4,500	$1.90	44d	1	0.66mi
23 Musket Ln Unit NA Pittsford, NY	4.0	2.5	2058	$2,900	$1.41	24d	1	1.23mi

Listing history 2 events

1. 2026-05-12
   listed $524,900 Active 2257-char remark
2. 2004-05-18
   soldstatus $242,000

ⓘ 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: $12,271 · $1,023/mo
• Projected year-2 tax: $12,271 · $1,023/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 ≥95°F today · 16 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: $44,380
• − Mortgage interest: −$29,403
• − Property taxes: −$12,271
• − Insurance: −$2,624
• − Repairs & maintenance: −$3,550
• − Management: −$3,550
• − Depreciation: −$15,270
• Taxable loss: −$22,288
• Est. tax savings @ 24.0%: +$5,349
• After-tax cash flow: $-7,517/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

+116.9% since first listed

3 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-12 Listed $524,900 UNYREIS
• 2004-05-18 Sold (Public Records) $242,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $12,271 · +10.5% YoY. Source: county tax records.