920 Scottsville Chili Rd · Scottsville, NY 14546

$250,000

4 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 6 Days on market

Built 1870 1.06 ac lot Est $349k · 28% 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 +13.1/30.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Delightful 1870 Farm House Situated on 1.06 Acres * Featuring over 2,240 square feet with 4/5 bedrooms * Large, bright eat in country kitchen with granite counters * Open the sliding doors to the outdoor deck for summer dining * Oversized living room leads in to the dining room (previously used as a bedroom) * 2 bedrooms and full bath on first floor with an additional 2/3 bedrooms and full bath on second floor * Lovely enclosed front porch * All appliances are included along with additional refrigerator and freezer in basement * Hot tub and gas fireplace are in AS IS condition * Outside you will find a large, 2-3 car garage/barn with additional shed storage * Blacktop driveway offers plenty of parking * NEW $23,000 septic system installed 09/2017 * NEW TRANE furnace installed 11/2020 * Bring your imagination to this beautiful family homestead * Delayed negotiations Thursday, March 27 at 1 pm *

Key facts

• Country kitchen
• Remodeled farm house
• Sliding glass doors

Tags

• REMODELED FARM HOUSE
• COUNTRY KITCHEN
• GAS FIREPLACE
• GRANITE COUNTERS
• SLIDING GLASS DOORS
• TREX DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (6.0% below list).
• Recommended offer: $235k (6.0% 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.
• Wheatland-Chili Central School District (suburban): math 46% / reading 57% proficiency, ranked #341 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; solid renter incomes; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,940 (6.0% 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 1870 — 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: 0.94% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $349,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Scottsville Chili Rd	0.00mi	4/2.0	2,240 (0%)	0mo	$350,000	$156	100

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-41,071
• Equity at exit: $37,276

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-36,150
• Equity at exit: $21,615

Cash invested: $70,000 (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 14546

• Home prices YoY: -10.0%
• Active inventory: 20
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$452 /mo · $5,418/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-11

Break-even live

Break-even rent $2,363

Max offer price $248,111

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $250,000 Active
3. 2025-05-23
   soldstatus $323,000 Closed 926-char remark

   Show marketing remark (926 chars)

   Opportunity knocks! Delightful 1870 Farm House Situated on 1.06 Acres * Featuring over 2,240 square feet with 4/5 bedrooms * Large, bright eat in country kitchen with granite counters * Open the sliding doors to the outdoor deck for summer dining * Oversized living room leads in to the dining room (previously used as a bedroom) * 2 bedrooms and full bath on first floor with an additional 2/3 bedrooms and full bath on second floor * Lovely enclosed front porch * All appliances are included along with additional refrigerator and freezer in basement * Hot tub and gas fireplace are in AS IS condition * Outside you will find a large, 2-3 car garage/barn with additional shed storage * Blacktop driveway offers plenty of parking * NEW $23,000 septic system installed 09/2017 * NEW TRANE furnace installed 11/2020 * Bring your imagination to this beautiful family homestead * Delayed negotiations Thursday, March 27 at 1 pm *

4. 2025-04-01
   status Pending 926-char remark

   Show marketing remark (926 chars)

   Opportunity knocks! Delightful 1870 Farm House Situated on 1.06 Acres * Featuring over 2,240 square feet with 4/5 bedrooms * Large, bright eat in country kitchen with granite counters * Open the sliding doors to the outdoor deck for summer dining * Oversized living room leads in to the dining room (previously used as a bedroom) * 2 bedrooms and full bath on first floor with an additional 2/3 bedrooms and full bath on second floor * Lovely enclosed front porch * All appliances are included along with additional refrigerator and freezer in basement * Hot tub and gas fireplace are in AS IS condition * Outside you will find a large, 2-3 car garage/barn with additional shed storage * Blacktop driveway offers plenty of parking * NEW $23,000 septic system installed 09/2017 * NEW TRANE furnace installed 11/2020 * Bring your imagination to this beautiful family homestead * Delayed negotiations Thursday, March 27 at 1 pm *

5. 2025-03-28
   historical Active Under Contract 926-char remark

   Show marketing remark (926 chars)

   Opportunity knocks! Delightful 1870 Farm House Situated on 1.06 Acres * Featuring over 2,240 square feet with 4/5 bedrooms * Large, bright eat in country kitchen with granite counters * Open the sliding doors to the outdoor deck for summer dining * Oversized living room leads in to the dining room (previously used as a bedroom) * 2 bedrooms and full bath on first floor with an additional 2/3 bedrooms and full bath on second floor * Lovely enclosed front porch * All appliances are included along with additional refrigerator and freezer in basement * Hot tub and gas fireplace are in AS IS condition * Outside you will find a large, 2-3 car garage/barn with additional shed storage * Blacktop driveway offers plenty of parking * NEW $23,000 septic system installed 09/2017 * NEW TRANE furnace installed 11/2020 * Bring your imagination to this beautiful family homestead * Delayed negotiations Thursday, March 27 at 1 pm *

6. 2025-03-21
   listed $199,900 Active 926-char remark

   Show marketing remark (926 chars)

   Opportunity knocks! Delightful 1870 Farm House Situated on 1.06 Acres * Featuring over 2,240 square feet with 4/5 bedrooms * Large, bright eat in country kitchen with granite counters * Open the sliding doors to the outdoor deck for summer dining * Oversized living room leads in to the dining room (previously used as a bedroom) * 2 bedrooms and full bath on first floor with an additional 2/3 bedrooms and full bath on second floor * Lovely enclosed front porch * All appliances are included along with additional refrigerator and freezer in basement * Hot tub and gas fireplace are in AS IS condition * Outside you will find a large, 2-3 car garage/barn with additional shed storage * Blacktop driveway offers plenty of parking * NEW $23,000 septic system installed 09/2017 * NEW TRANE furnace installed 11/2020 * Bring your imagination to this beautiful family homestead * Delayed negotiations Thursday, March 27 at 1 pm *

ⓘ 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: $5,418 · $452/mo
• Projected year-2 tax: $5,418 · $452/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,193
• − Mortgage interest: −$14,004
• − Property taxes: −$5,418
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$7,273
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $895/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: Wheatland-Chili Central School District
• NCES district ID: 3631170
• Math proficiency: 46% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $57,303
• Composite: 44.69/100
• National rank: #2758
• State rank: #341 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): 4,450
• Household income: $95,046
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 55.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Lithuanian 5% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

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: ▼ -28.95%
• Current HPI: 260.4192
• 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

+25.1% since first listed

6 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-16 Listed $250,000 UNYREIS
• 2025-05-23 Sold (MLS) $323,000 UNYREIS
• 2025-04-01 Pending — UNYREIS
• 2025-03-28 Contingent — UNYREIS
• 2025-03-21 Listed $199,900 UNYREIS

Property tax history

+4.5%/yr

Latest (2025): $5,418 · +37.2% YoY. Source: county tax records.