6042 E River Rd · Scottsville, NY 14586

$219,900

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.45 ac lot $206/sqft · 32% below area Est $324k · 32% 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 +12.8/30.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home that has been truly loved and meticulously maintained for 44 years. This 3-bedroom, 1-bath ranch sits on an incredible 0.68 acres—combining the main 0.45-acre lot with an additional 0.23-acre parcel behind—offering a rare, expansive setting with a serene creek running along the back of the property. Inside, you’ll find original hardwood floors throughout most of the home, currently protected under carpeting, just waiting to be revealed. The eat-in kitchen features rich pecan cabinetry and sliders that lead directly to the back deck—perfect for entertaining—complete with a permanent gas line for your grill, so you can say goodbye to propane tan

Key facts

• Anderson windows
• Permanent gas line
• Eat-in kitchen

Tags

• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• PERMANENT GAS LINE
• PARTIALLY FINISHED BASEMENT
• ANDERSON WINDOWS
• TEAR-OFF ROOF

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Approximately 2.5 garage spaces; Driveway; Water available to garage
• Utilities: Public water connected; Septic tank; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Built as existing (year built details: Existing)
• Exterior features: Blacktop driveway; Deck; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Thermal windows; Sliding doors; Bedroom on main level; Main level primary
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (3.3% below list).
• Recommended offer: $213k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, amenities F, commute F.
• 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $212,621 (3.3% 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. Built in 1965 — 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: 0.97% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (median comp): $324,344
• List price: $219,900
• Delta: -32.20%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-36,866
• Equity at exit: $32,788

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-33,290
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$457 /mo · $5,478/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-22

Break-even live

Break-even rent $2,154

Max offer price $216,083

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: $54,975
• Closing costs: $6,597
• 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	2d	24	1.10mi

Listing history 1 events

1. 2026-05-12
   listed $219,900 Active 1775-char remark

ⓘ 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: $5,478 · $457/mo
• Projected year-2 tax: $5,478 · $457/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $25,515
• − Mortgage interest: −$12,318
• − Property taxes: −$5,478
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$6,397
• Taxable loss: −$3,860
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $667/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

3 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-20 Contingent — UNYREIS
• 2026-05-12 Listed $219,900 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $5,478 · +79.3% YoY. Source: county tax records.