257 East St · Pittsford, NY 14534

$339,900

3 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 8 Days on market

Built 1964 0.42 ac lot $186/sqft · 26% below area Est $461k · 26% 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 +9.0/30.0
• Schools +7.5/10.0
• Livability +4.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked at the end of a long, private driveway and surrounded by forever wild land, 257 East Street offers a rare sense of seclusion with breathtaking, treehouse-like views from nearly every room. This 4-bedroom, 2.5-bathroom home blends natural beauty with thoughtfully designed living spaces, creating a truly special retreat. A spacious foyer welcomes you inside, leading to an oversized living room with rich hardwood floors and a cozy wood burning fireplace—perfect for gathering and relaxing. The formal dining room offers an ideal setting for entertaining, while a charming nook just off the kitchen provides incredible flexibility as a home office, homework space, play area, or even fu

Key facts

• Formal dining room
• Four-season room
• Private driveway

Tags

• PRIVATE DRIVEWAY
• OVERSIZED LIVING ROOM
• COZY WOOD BURNING FIREPLACE
• FORMAL DINING ROOM
• CUSTOM PANTRY
• FOUR-SEASON ROOM

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Shared driveway
• Security: No specific security features listed
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story home; Existing (previously built); Main thoroughfare frontage
• Construction: Wood siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Play structure; Patio; Shed(s)/storage; See remarks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Oven; Refrigerator; Disposal
• Bedrooms: Bedrooms present (room-level details not provided)
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Gas forced-air heating; Programmable thermostat
• Interior features: Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Kitchen/family room combo; Pantry; Sliding glass doors; Storage; Bath in primary bedroom; Programmable thermostat; Storm windows; Thermal windows; Sliding doors; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (14.0% below list).
• Recommended offer: $292k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $340k implies a 172% gain — meaningful room to come down on a strong offer.

Recommended offer $292,316 (14.0% 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 1964 — 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (median comp): $460,675
• List price: $339,900
• Delta: -26.22%
• 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
288 East St	0.16mi	3/2.5	1,788 (-2%)	7mo	$360,000	$201	83
5 Sugarwood Dr	0.42mi	4/2.5 (+1)	1,764 (-3%)	2mo	$505,000	$286	69
11 Laureldale Dr Dr	0.21mi	4/2.5 (+1)	1,724 (-6%)	10mo	$438,000	$254	68
308 Thornell Rd	0.38mi	4/2.5 (+1)	1,764 (-3%)	9mo	$365,000	$207	64
343 East St	0.39mi	4/2.0 (+1)	1,936 (+6%)	6mo	$435,000	$225	59
67 Stuyvesant Rd	0.62mi	4/2.5 (+1)	1,825 (+0%)	10mo	$532,210	$292	57
396 East St	0.65mi	4/2.5 (+1)	1,824 (0%)	11mo	$310,000	$170	56
19 Sand Brook Rd	0.45mi	4/2.5 (+1)	1,976 (+8%)	10mo	$460,000	$233	52
20 Round Trail Dr	0.75mi	4/2.0 (+1)	1,872 (+3%)	7mo	$375,000	$200	48
2 Burr Oak Dr	0.56mi	4/2.5 (+1)	2,040 (+12%)	10mo	$518,000	$254	40
19 Musket Ln	0.64mi	3/2.5	1,580 (-13%)	11mo	$468,000	$296	39
29 Rosewood Dr	0.54mi	4/1.5 (+1)	2,069 (+13%)	7mo	$484,000	$234	38

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-71,813
• Equity at exit: $50,680

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-83,574
• Equity at exit: $29,388

Cash invested: $95,172 (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 14534

• Active inventory: 186
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,923 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$651 /mo · $7,810/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-266

Break-even live

Break-even rent $3,259

Max offer price $292,977

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Musket Ln Unit NA Pittsford, NY	4.0	2.5	2058	$2,900	$1.41	23d	1	0.66mi
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	19d	1	1.15mi
6 Cullens Run Pittsford, NY	4.0	2.0	1300	$3,000	$2.31	44d	1	1.37mi

Listing history 3 events

1. 2026-05-14
   status Pending 2006-char remark
2. 2026-05-06
   listed $339,900 Active 2006-char remark
3. 1996-04-26
   soldstatus $125,000

ⓘ 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: $7,810 · $651/mo
• Projected year-2 tax: $7,810 · $651/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 2/10 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: $35,078
• − Mortgage interest: −$19,040
• − Property taxes: −$7,810
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,806
• − Management: −$2,806
• − Depreciation: −$9,888
• Taxable loss: −$8,972
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $-1,034/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

+171.9% since first listed

3 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $339,900 UNYREIS
• 1996-04-26 Sold (Public Records) $125,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $7,810 · +14.3% YoY. Source: county tax records.