16 Falcon Dr · Rochester Institute of Technology, NY 14586

$239,900

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 5 Days on market

Built 1970 0.31 ac lot Est $297k · 19% 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Finally a Beautiful, Move-in Ready home in Rush Henrietta School District for under $200k! This 3 bedroom, 1 bathroom is situated on a quiet neighborhood street. Exterior features include: a fully vinyl-fenced back yard with a rear deck and shed, vinyl siding, architectural shingled roof, stone hard-scaping & a 1 car attached garage. Interior features include: an open layout, updated kitchen featuring new quartz countertops (2022) & newer stainless steel appliances (2017), tiled floor, new laminate wood flooring (2015) in living room/hallway and bedroom. Lower level features 309 sq. ft. family room with laminate wood floors & multiple storage areas. Perfect for an at home office or secondary living space. Mechanical features include a new high efficiency furnace (2021), new water tank (2019) and first floor laundry. Delayed Showings & Negotiations are as follows: Showings begin 2/2 @ 10am thru 2/6 @ 8pm, offers due 2/7 @1pm.

Key facts

• Quartz countertops
• Privacy fencing
• Open-concept layout

Tags

• UPDATED EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• FULLY FENCED BACKYARD
• PRIVACY FENCING
• OPEN-CONCEPT LAYOUT
• FLEXIBLE LIVING SPACE

Property features AI

Exterior

• Parking: Attached underground garage with garage door opener; Driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing structure
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Below-grade finished area (basement) approximately 600
• Exterior features: Deck; Fully fenced yard; Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Free‑standing range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Quartz counters
• Bedrooms: Total of 5 rooms including living, family and bonus spaces
• Flooring: Carpet; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Quartz countertops; Sliding glass doors; Thermal windows
• Laundry & utility: Laundry located in basement; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.0% 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 C — 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.
• Zoned schools: Emma E Sherman Elementary School (math 46% / reading 49%, grade C-, #306 of 729 statewide, top 43%, 564 students, 52% 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 46% FRL vs 29% district-wide (17 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $297,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Cascade Rd	0.12mi	3/1.5	1,520 (-0%)	7mo	$246,400	$162	86
34 Prairie Trl	0.16mi	3/1.5	1,540 (+1%)	7mo	$280,000	$182	82
16 Alton Way	0.27mi	3/2.0	1,564 (+3%)	1mo	$405,000	$259	78
93 Falcon Dr	0.30mi	3/1.0	1,568 (+3%)	9mo	$225,000	$143	74
57 Yellowstone Dr	0.17mi	4/2.0 (+1)	1,548 (+2%)	8mo	$266,000	$172	73
140 Overland	0.44mi	3/1.5	1,540 (+1%)	5mo	$306,000	$199	72
11 Wenrich Cir	0.28mi	3/1.5	1,568 (+3%)	10mo	$305,000	$195	72
188 Overland Trl	0.37mi	3/1.5	1,568 (+3%)	9mo	$218,000	$139	68
36 Yellowstone Dr	0.25mi	4/2.0 (+1)	1,624 (+7%)	2mo	$355,000	$219	66
36 Falcon Dr	0.08mi	3/1.0	1,308 (-14%)	12mo	$265,000	$203	63
70 Alverstone Way	0.52mi	3/2.0	1,476 (-3%)	10mo	$315,000	$213	58
12 Rawhide Dr	0.18mi	3/2.5	1,698 (+11%)	10mo	$285,000	$168	58

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-29,437
• Equity at exit: $35,770

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-13,176
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$419 /mo · $5,033/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $146

Break-even live

Break-even rent $2,250

Max offer price $239,900

Occupancy floor 89%

Sensitivity live

Price	-10% $282	-5% $214	+0% $146	+5% $79	+10% $11
Rent	-10% $-46	-5% $50	+0% $146	+5% $243	+10% $339
Rate	-1.0pp $267	-0.5pp $207	base $146	+0.5pp $84	+1.0pp $21

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: $59,975
• Closing costs: $7,197
• 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	16d	1	0.30mi

Listing history 4 events

1. 2026-06-22
   days on market $239,900 Active 5 DOM
2. 2026-06-18
   days on market $239,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $239,900 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: $5,033 · $419/mo
• Projected year-2 tax: $5,033 · $419/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: $29,223
• − Mortgage interest: −$13,438
• − Property taxes: −$5,033
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$6,979
• Taxable loss: −$2,102
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,262/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

+85.3% since first listed

8 events — show timeline

• 2026-06-16 Listed $239,900 UNYREIS
• 2023-03-20 Sold (Public Records) $220,247 Public Records
• 2023-03-17 Sold (MLS) $220,247 UNYREIS
• 2023-02-08 Pending — UNYREIS
• 2023-02-01 Listed $189,900 UNYREIS
• 2015-05-15 Sold (Public Records) $129,500 Public Records
• 2015-05-15 Sold (MLS) $129,500 UNYREIS
• 2015-03-16 Listed $129,500 UNYREIS

Property tax history

+7.4%/yr

Latest (2025): $5,033 · +4.2% YoY. Source: county tax records.