569 Marsh Rd · Pittsford, NY 14534

$279,900

3 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.37 ac lot Est $315k · 11% 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 +21.3/30.0
• ARV discount +12.5/15.0
• Schools +7.5/10.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 569 Marsh Road! This well-maintained 3-bedroom, 2-bath ranch offers comfort, style, and convenience in a prime location—just a short walk to Great Embankment Park and minutes from Pittsford Village and Bushnell’s Basin. Enjoy easy access to trails, shops, and dining. Inside, you’ll find thoughtful updates throughout, including a kitchen with gorgeous quartz countertops. The efficient heat pump system with UV light filter offers year-round comfort and energy savings. A 50Amp plug is ready for your EV or RV, and a whole-house surge protector adds peace of mind. The space currently used as a dining room can easily be converted back into a 1.5-car garage. A semi-finished basement adds usable space with a full bath, workshop, sitting area, and laundry room with a huge folding area and plenty of room for storage. Spacious bedrooms and a welcoming living areas make this home move-in ready. Schedule your showing today! HURRY, NO DELAYED NEGOTIATIONS! * * * square footage on file with town is 1330, the living/dining (converted garage) and mudroom area have been added to reflect living space. The converted garage, mudroom and 3 season porch are not on HVAC. .. * * *

Key facts

• Gym
• Additional storage
• Guest area

Tags

• PARTIALLY FINISHED BASEMENT
• HOME OFFICE
• GYM
• GUEST AREA
• ADDITIONAL STORAGE
• SOUGHT AFTER NEIGHBORHOODS

Property features AI

Exterior

• Parking: No garage; Driveway
• Utilities: Public water connected; Septic tank sewer
• Home design: Single-story home; Existing construction; Vinyl siding
• Construction: Poured foundation; Vinyl siding exterior
• Exterior features: Blacktop driveway; Rectangular lot; 100 x 164 lot dimensions; Main thoroughfare frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Heat pump; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Storage space; Programmable thermostat; Workshop
• Laundry & utility: Washer and dryer; Laundry area in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 8.0% 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: 186 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 8y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $279,900

Questions for the listing agent

1. Built in 1955 — 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. 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $315,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Cullens Run	0.13mi	3/1.0	1,267 (-5%)	9mo	$260,000	$205	78
577 Marsh Rd	0.04mi	3/2.0	1,394 (+5%)	12mo	$265,000	$190	77
478 Marsh Rd	0.35mi	3/2.0	1,336 (+0%)	8mo	$342,000	$256	72
16 Cullens Run	0.08mi	4/2.0 (+1)	1,492 (+12%)	2mo	$349,900	$235	65
33 Little Brook Dr	0.43mi	3/2.0	1,313 (-1%)	14mo	$360,000	$274	62
48 Cullens Run	0.27mi	4/2.0 (+1)	1,255 (-6%)	11mo	$385,000	$307	60
46 Butternut Dr	0.33mi	3/1.0	1,270 (-4%)	22mo	$250,000	$197	59
470 Marsh Rd	0.38mi	3/2.0	1,227 (-8%)	8mo	$269,000	$219	58
45 Cullens Run	0.26mi	2/2.0 (-1)	1,312 (-1%)	22mo	$415,000	$316	58
482 Marsh Rd	0.33mi	4/2.0 (+1)	1,484 (+12%)	11mo	$325,000	$219	47
652 Marsh Rd	0.42mi	4/2.0 (+1)	1,479 (+11%)	10mo	$350,000	$237	45
21 Little Brook Dr	0.33mi	2/2.5 (-1)	1,492 (+12%)	14mo	$386,200	$259	42

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-19,290
• Equity at exit: $41,734

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $16,914
• Equity at exit: $24,201

Cash invested: $78,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,983 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$364 /mo · $4,367/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $408

Break-even live

Break-even rent $2,466

Max offer price $279,900

Occupancy floor 81%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.13mi
20 Boughton Ave Pittsford, NY	3.0	2.5	1653	$3,200	$1.94	14d	1	1.22mi
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	18d	1	1.32mi
74 S Main St Pittsford, NY	4.0	2.0	1846	$3,350	$1.81	43d	1	1.42mi

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $279,900 Active
3. 2025-09-18
   soldstatus $295,000
4. 2025-09-16
   soldstatus $295,000 Closed 1217-char remark

   Show marketing remark (1217 chars)

   Welcome home to 569 Marsh Road! This well-maintained 3-bedroom, 2-bath ranch offers comfort, style, and convenience in a prime location—just a short walk to Great Embankment Park and minutes from Pittsford Village and Bushnell’s Basin. Enjoy easy access to trails, shops, and dining. Inside, you’ll find thoughtful updates throughout, including a kitchen with gorgeous quartz countertops. The efficient heat pump system with UV light filter offers year-round comfort and energy savings. A 50Amp plug is ready for your EV or RV, and a whole-house surge protector adds peace of mind. The space currently used as a dining room can easily be converted back into a 1.5-car garage. A semi-finished basement adds usable space with a full bath, workshop, sitting area, and laundry room with a huge folding area and plenty of room for storage. Spacious bedrooms and a welcoming living areas make this home move-in ready. Schedule your showing today! HURRY, NO DELAYED NEGOTIATIONS! * * * square footage on file with town is 1330, the living/dining (converted garage) and mudroom area have been added to reflect living space. The converted garage, mudroom and 3 season porch are not on HVAC. .. * * *

5. 2025-08-07
   status Pending 1217-char remark

   Show marketing remark (1217 chars)

   Welcome home to 569 Marsh Road! This well-maintained 3-bedroom, 2-bath ranch offers comfort, style, and convenience in a prime location—just a short walk to Great Embankment Park and minutes from Pittsford Village and Bushnell’s Basin. Enjoy easy access to trails, shops, and dining. Inside, you’ll find thoughtful updates throughout, including a kitchen with gorgeous quartz countertops. The efficient heat pump system with UV light filter offers year-round comfort and energy savings. A 50Amp plug is ready for your EV or RV, and a whole-house surge protector adds peace of mind. The space currently used as a dining room can easily be converted back into a 1.5-car garage. A semi-finished basement adds usable space with a full bath, workshop, sitting area, and laundry room with a huge folding area and plenty of room for storage. Spacious bedrooms and a welcoming living areas make this home move-in ready. Schedule your showing today! HURRY, NO DELAYED NEGOTIATIONS! * * * square footage on file with town is 1330, the living/dining (converted garage) and mudroom area have been added to reflect living space. The converted garage, mudroom and 3 season porch are not on HVAC. .. * * *

6. 2025-08-01
   historical Active Under Contract 1217-char remark

   Show marketing remark (1217 chars)

   Welcome home to 569 Marsh Road! This well-maintained 3-bedroom, 2-bath ranch offers comfort, style, and convenience in a prime location—just a short walk to Great Embankment Park and minutes from Pittsford Village and Bushnell’s Basin. Enjoy easy access to trails, shops, and dining. Inside, you’ll find thoughtful updates throughout, including a kitchen with gorgeous quartz countertops. The efficient heat pump system with UV light filter offers year-round comfort and energy savings. A 50Amp plug is ready for your EV or RV, and a whole-house surge protector adds peace of mind. The space currently used as a dining room can easily be converted back into a 1.5-car garage. A semi-finished basement adds usable space with a full bath, workshop, sitting area, and laundry room with a huge folding area and plenty of room for storage. Spacious bedrooms and a welcoming living areas make this home move-in ready. Schedule your showing today! HURRY, NO DELAYED NEGOTIATIONS! * * * square footage on file with town is 1330, the living/dining (converted garage) and mudroom area have been added to reflect living space. The converted garage, mudroom and 3 season porch are not on HVAC. .. * * *

7. 2025-07-10
   listed $299,000 Active 1217-char remark

   Show marketing remark (1217 chars)

   Welcome home to 569 Marsh Road! This well-maintained 3-bedroom, 2-bath ranch offers comfort, style, and convenience in a prime location—just a short walk to Great Embankment Park and minutes from Pittsford Village and Bushnell’s Basin. Enjoy easy access to trails, shops, and dining. Inside, you’ll find thoughtful updates throughout, including a kitchen with gorgeous quartz countertops. The efficient heat pump system with UV light filter offers year-round comfort and energy savings. A 50Amp plug is ready for your EV or RV, and a whole-house surge protector adds peace of mind. The space currently used as a dining room can easily be converted back into a 1.5-car garage. A semi-finished basement adds usable space with a full bath, workshop, sitting area, and laundry room with a huge folding area and plenty of room for storage. Spacious bedrooms and a welcoming living areas make this home move-in ready. Schedule your showing today! HURRY, NO DELAYED NEGOTIATIONS! * * * square footage on file with town is 1330, the living/dining (converted garage) and mudroom area have been added to reflect living space. The converted garage, mudroom and 3 season porch are not on HVAC. .. * * *

8. 2025-04-09
   listed $309,000 Active
9. 2018-07-12
   soldstatus $137,500
10. 2018-07-11
    soldstatus $137,500 Closed Sale or Rented
11. 2018-05-24
    status Pending Sale
12. 2018-05-16
    listed $125,000 Active
13. 1998-12-14
    soldstatus $78,500

ⓘ 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: $4,367 · $364/mo
• Projected year-2 tax: $4,548 · $379/mo
• Expected delta: +$182/yr (+$15/mo · 4.2%)

ⓘ 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 2/10 Low
• 🌡 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: $35,799
• − Mortgage interest: −$15,679
• − Property taxes: −$4,367
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$8,143
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $4,785/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

+256.6% since first listed

13 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-22 Listed $279,900 UNYREIS
• 2025-09-18 Sold (Public Records) $295,000 Public Records
• 2025-09-16 Sold (MLS) $295,000 UNYREIS
• 2025-08-07 Pending — UNYREIS
• 2025-08-01 Contingent — UNYREIS
• 2025-07-10 Listed $299,000 UNYREIS
• 2025-04-09 Listed $309,000 UNYREIS
• 2018-07-12 Sold (Public Records) $137,500 Public Records
• 2018-07-11 Sold (MLS) $137,500 UNYREIS
• 2018-05-24 Pending — UNYREIS
• 2018-05-16 Listed $125,000 UNYREIS
• 1998-12-14 Sold (Public Records) $78,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,367 · +2.6% YoY. Source: county tax records.