11 Santa Dr · East Rochester, NY 14534

$349,900

4 bd · 2.5 ba · 1,850 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.46 ac lot Est $392k · 11% 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 +12.4/15.0
• Cash flow +10.5/30.0
• Schools +7.5/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice clean rental! Four spacious bedrooms, huge living room, finished basement, updated kitchen, woodburning fireplace, huge all seasons sunroom. Very private park-like backyard! Immaculate condition!

Key facts

• New hardwood floors
• New vinyl siding
• New windows

Tags

• NEWLY RENOVATED KITCHEN
• NEW HARDWOOD FLOORS
• NEW VINYL SIDING
• NEW WINDOWS
• NEW GARAGE DOOR
• QUIET NEIGHBORHOOD STREET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (12.3% below list).
• Recommended offer: $307k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in East Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime 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: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $10k 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.
• 4 sale attempts since 16y 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 $2k; list at $350k implies a 21106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $306,939 (12.3% 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 1956 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $392,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Santa Dr	0.00mi	4/2.5	1,850 (0%)	2mo	$450,000	$243	99
20 Kitty Hawk Dr	0.44mi	4/2.5	1,921 (+4%)	8mo	$380,000	$198	67
1 Cypress Cir	0.66mi	4/2.5	1,883 (+2%)	5mo	$400,000	$212	62
75 Brentwood Ln	0.50mi	4/1.5	1,752 (-5%)	2mo	$430,000	$245	62
126 Brentwood Ln	0.70mi	4/2.5	1,896 (+2%)	2mo	$410,000	$216	61
5691 Pittsford Palmyra Rd	0.46mi	4/2.0	2,052 (+11%)	10mo	$280,000	$136	50
24 Countryside Rd	0.47mi	3/2.5 (-1)	2,041 (+10%)	7mo	$575,000	$282	50
17 Butternut Dr	0.41mi	3/1.5 (-1)	1,575 (-15%)	1mo	$400,000	$254	47
35 Harvest Rd	0.73mi	4/2.0	1,694 (-8%)	6mo	$306,000	$181	45
44 Cullens Run	0.69mi	4/2.0	1,622 (-12%)	6mo	$330,000	$203	40
43 Harvest Rd	0.74mi	4/2.0	2,080 (+12%)	9mo	$435,000	$209	35
28 Little Brook Dr	0.57mi	3/2.0 (-1)	1,582 (-14%)	10mo	$315,000	$199	34

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-68,017
• Equity at exit: $52,171

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-73,355
• Equity at exit: $30,253

Cash invested: $97,972 (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: 186
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,069 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$624 /mo · $7,492/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-180

Break-even live

Break-even rent $3,298

Max offer price $318,059

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Cullens Run Pittsford, NY	4.0	2.0	1300	$3,000	$2.31	43d	1	0.72mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	14d	1	1.47mi
1253 Fairport Rd Fairport, NY	3.0	2.0	2194	$2,500	$1.14	2d	1	1.49mi

Listing history 11 events

1. 2026-03-20
   status Pending
2. 2026-03-12
   listed $349,900 Active
3. 2014-10-03
   listed $1,850
4. 2013-03-15
   historical 207-char remark

   Show marketing remark (207 chars)

   Very nice clean rental! Four spacious bedrooms, huge living room, finished basement, updated kitchen, woodburning fireplace, huge all seasons sunroom. Very private park-like backyard! Immaculate condition!

5. 2013-03-11
   soldstatus $1,650 207-char remark

   Show marketing remark (207 chars)

   Very nice clean rental! Four spacious bedrooms, huge living room, finished basement, updated kitchen, woodburning fireplace, huge all seasons sunroom. Very private park-like backyard! Immaculate condition!

6. 2013-02-08
   listed $1,650 207-char remark

   Show marketing remark (207 chars)

   Very nice clean rental! Four spacious bedrooms, huge living room, finished basement, updated kitchen, woodburning fireplace, huge all seasons sunroom. Very private park-like backyard! Immaculate condition!

7. 2010-12-06
   historical
8. 2010-12-01
   soldstatus $1,550
9. 2010-10-01
   listed $1,550
10. 2009-08-31
    soldstatus $173,000
11. 2006-06-08
    soldstatus $169,900

ⓘ 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: $7,492 · $624/mo
• Projected year-2 tax: $7,492 · $624/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 · 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: $36,833
• − Mortgage interest: −$19,600
• − Property taxes: −$7,492
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − Depreciation: −$10,179
• Taxable loss: −$8,081
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-223/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 — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 38,703
• 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

+105.9% since first listed

11 events — show timeline

• 2026-03-20 Pending — UNYREIS
• 2026-03-12 Listed $349,900 UNYREIS
• 2014-10-03 Listed $1,850 UNYREIS
• 2013-03-15 Listing Removed — UNYREIS
• 2013-03-11 Sold (MLS) $1,650 UNYREIS
• 2013-02-08 Listed $1,650 UNYREIS
• 2010-12-06 Listing Removed — UNYREIS
• 2010-12-01 Sold (MLS) $1,550 UNYREIS
• 2010-10-01 Listed $1,550 UNYREIS
• 2009-08-31 Sold (Public Records) $173,000 Public Records
• 2006-06-08 Sold (Public Records) $169,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $7,492 · -1.8% YoY. Source: county tax records.